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23/01410/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01410/B Applicant : Mr & Mrs Stuart Gell Proposal : Demolish rear existing single skin shed and replace with family room extension Site Address : Toronto Vale Tynwald Road Peel Isle Of Man IM5 1JL
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.02.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 1st December 2023; o Drawing No.101 o Drawing No.103 o Drawing No.104 o Drawing No.107 o Drawing No.108 o Planning Statement
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23/01410/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Toronto Vale in Peel. The existing two storey dwelling is located in a set back position on the north-eastern side of Douglas Road heading into Peel and shares a small access road with 4 of its adjacent neighbours.
THE PROPOSAL
2.1 The current planning application seeks approval for the alteration to the existing rear extension and erection of a larger rear extension to the rear of the property. The proposed extension is to be flat roofed and is to measure 4.275m by 5.635m with an overall height of 3.1m.
2.2 The proposed extension is to have a parapet coping to match the proposed windows, which are anthracite grey and is to be clad in redwood cedar timber cladding.
PLANNING HISTORY
3.1 There have been several previous applications upon the site, of which the most relevant is PA18/00699/B which was for the "erection of two storey extension to rear of property," which was Permitted.
PLANNING POLICY
4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989, Map. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summary;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (08.12.23)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.
ASSESSMENT
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23/01410/B Page 3 of 4
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 When looking at the proposal, which will be introducing a larger built form to the rear of the property in terms of size and slightly in height. Whilst this is the case, the proposal is deemed to be proportionate to the rear elevation and designed to serve that specific purpose for a habitable extension, with any views of the rear extension being read within its context of a residential extension upon a residential property and as such the impact upon the overall streetscene would be minimal.
6.3 NEIGHBOURING AMENITY
6.3.1 The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the rear and sides.
6.4 OTHER MATTERS
6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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23/01410/B Page 4 of 4
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 07.02.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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