Officer Report

Application No.: 15/00412/B Applicant: Thomas Henry Gordon Corrin Proposal: Erection of extension to replace existing conservatory Site Address: 43 Ballaquane Park Peel Isle of Man IM5 1PX Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 43 Ballaquane Park, a single storey detached property sited on the north western side of Ballaquane Park in Peel.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the demolition of the existing conservatory on the rear elevation and erection of a flat roofed extension with a roof lantern. - 2.2 The extension would have rendered walls to match the main dwellinghouse and would have white UPVC framed windows and doors.

3.0 PLANNING HISTORY - 3.1 The conservatory to the rear elevation was granted planning permission in 1998 under PA 98/00437/B. The application site has been the subject of other previous planning application, none of which however are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as Predominately Residential under the Peel Local Plan 1989. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners recommend the application be approved (08/05/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (01/05/2015).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development upon the neighbouring residential amenity, the character and appearance of the existing dwelling and the visual amenity of the surrounding area. - 6.2 The proposed extension would be 300mm lower than the existing conservatory and would have the same level of glazing as the existing conservatory. It is considered that the proposed extension would not unduly harm the existing living conditions of No. 42 Ballaquane Park and the neighbouring residential amenity would be adequately preserved. - 6.3 With regards to the existing dwelling, the extension would sit on the same footprint as the existing conservatory. The extension is deemed to respect the main dwellinghouse in terms of the siting, layout, scale, form and design and is judged to be a visual enhancement over the existing conservatory. The design and form of the extension is considered to complement the appearance of the main dwelling. - 6.4 The extension would not be readily visible from a main public thoroughfare and such would have a minimal, if any, impact upon the visual amenity of the locality and street scene of Ballaquane Park.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

18.05.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Drawing Number 15/18/01 date stamped as received on 17th April 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 26.05.2015

Determining officer (delete as appropriate)

Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management