Officer Report

Application No.: 15/00852/B Applicant: Mr Eric John Glitheroe & Ms Myra Louise Gilbert Proposal: Erection of extension to apartment Site Address: The Red Herring House 8 Viking Longhouse East Quay Peel Isle of Man IM5 1AR Case Officer : Miss Melissa McKnight Photo Taken: 13.08.2015 Site Visit: 13.08.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of The Red Herring House, a split level apartment located within Marina's Wharf on the southern side of East Quay in Peel. The application site also lies within Peel Conservation Area. - 1.2 The apartment is built over a ground floor garage, in separate ownership, that garage extends under the first floor garden of the apartment. The building is finished in dark cladding.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of a single storey flat roofed extension to the existing lounge. - 2.2 The proposed extension would extend between 3.5 and 3.8 metres from the rear elevation of the existing apartment. The extension would have a width of 6.6 metres and height of 2.9 metres. - 2.3 The extension would be finished in materials to match the building and would have a pebble roof space similar to the garden.

3.0 PLANNING HISTORY - 3.1 The overall site has been the subject of several planning applications relating to redevelopment including the construction of an apartment block, refurbishment of the Viking Longhouse and Harbour View along with associated car parking. - 3.2 The application site has not been the subject of any individual planning applications.

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Peel Local Plan 1989. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially 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."

Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners do not oppose the current planning application (13/08/2015).

6.0 ASSESSMENT - 6.1 Given the nature of the development proposed and location of the application site it is considered that the fundamental issues to consider in the assessment of this current planning application are 1) the impact of the extension upon the residential amenity of the neighbouring building; 2) the impact upon the application site; and 3) the impact upon the street scene and Conservation Area. - 6.2 The proposed extension would be erected between 4.1 and 4.5 metres from the boundary shared with the adjacent apartment. The boundary comprises a stone built wall that has a height of approximately 1.5 metres. The neighbouring building has a rear extension

• which is between 1.4 and 1.7 metres from the boundary wall and would be 6 metres from the proposed extension.
• 6.3 The proposed extension would protrude approximately 1.5 metres above the boundary wall but would be 800mm lower than the adjacent rear extension. The extension would be visible from the neighbouring building but what would be visible is not considered to be of a scale that would cause harm upon the amenity of the neighbouring unit.
• 6.4 There would be glazing on the northern elevation of the extension that would directly face the existing boundary and window of the adjacent lounge extension. Despite this, at present the area where the extension would be sited is used as a terrace and there is already a degree of overlooking and loss of privacy to both parties. Although the lounge would be used more than the garden, it is judged that the additional window would not have a significant increase in overlooking to a degree that would warrant a reason for refusal. On assessment, it is considered that the residential amenity of the neighbouring building would not be unduly harmed as a result of the proposed development.
• 6.5 Turning to the impact of the development upon the existing enjoyment of the application site, the application for planning approval form states that the apartment has a large garden but fairly restricted living space. There are two reasons why the applicants wish to have an extension; 1) to provide more living space; and 2) to provide more privacy within the rear of the apartment given that the apartment is overlooked from the dwellings of St Peters Lane.
• 6.6 Whilst the extension would result in the loss of part of the garden, the apartment does benefit from having a large garden and what would be lost would not be so significant compared to the garden area that would remain. Furthermore, the extension would provide the needed living space for the apartment without compromising any other amenity areas of the unit.
• 6.7 As previously mentioned the extension would be finished in materials and colour to match the overall building and would therefore be sympathetic to the existing character of the building and would integrate well with the overall building. Overall, the extension is considered to respect the site and surroundings in terms of the siting, layout, scale, form and design.
• 6.8 As a result of existing building development on all sides of the application site, the application site is well screened from public views and therefore the extension would not be visible from any public thoroughfare. The extension would however be visible from neighbouring properties. Nevertheless, as mentioned above, the extension would be sympathetic and respect the existing building and for that reason it is judged that the extension would not harm the outlook or views from neighbouring properties. 7.0 RECOMMENDATION

7.1 For the reasons set out above, the planning application is concluded to accord with the provisions set out in General Policy 2, Paragraph 8.12.1 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and is recommended for approval.

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 of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 27.08.2015 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All external facing materials to be used shall match those of the existing building in respect of type, colour and texture. Reason: In the interests of the character and appearance of the site.

This approval relates to Drg No P-01A, P-02, P-03, P-04, P-05, P-06, P-07 and P-08 all date stamped as received 28th July 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 28.08.2015 Determining officer

Signed : M GALLAGHER. Michael Gallagher Director of Planning and Building Control