Officer Report

Application No.: 15/01016/B Applicant: Ms Angela W Little Proposal: Alteration and extension to dwelling, extension to patio area and alteration to driveway and turning area within site Site Address: 3 Mourne View Peel Isle of Man IM5 1UJ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing detached dwelling, 3, Mourne View, which is a modern bungalow situated in the small estate of ten dwellings located on the northern side of Ramsey Road on the northern side of Peel. Each of the dwellings is established in relatively spacious plots, all single storey and with each spaced or orientated such that there is minimal overlooking. The whole estate is laid out over land which slopes downward towards the coast, assisting along with generous landscaping, with preventing overlooking. THE PROPOSAL - 2.1 Proposed is the extension of the property to provide a garage, the existing attached garage being converted to additional living accommodation (bedroom and wetroom). The extension will project out from the front elevation by 8.7m and will provide a double garage at the same ridge height as the existing. Also proposed is excavation into the landscaping to the south of the front parking area to provide an additional car parking space alongside the garage. The excavated material will be utilised in the additional area of driveway and manoeuvring space which is proposed.

2.2 The extension will be finished to match the existing dwelling - stonework and painted render. - 2.3 The door in the rear of the existing garage is to be replaced with larger patio doors and the existing rear patio extended from 11.5m to almost 23m, coming within 7.5m of the boundary with number 10 to the west, no closer than is the existing dwelling and between which there is existing substantial vegetation.

PLANNING STATUS AND POLICY

3.1 The site lies within an area designated on the Peel Local Plan as Predominantly Residential. As such, the following parts of the Strategic Plan are considered applicable:

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."

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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• 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 and
• i) does not have an adverse effect on road safety or traffic flows on the local highways."

REPRESENTATIONS

4.1 Peel Town Commissioners and Department of Infrastructure Highway Services indicate that they do not object to the application (14.09.15).

4.2 The neighbour at number 2 raises no objection provided that the extensions result in no increase in the height of the property (05.10.15). PLANNING HISTORY - 5.1 The dwelling was approved under PA 88/01078/B and alterations and extensions were undertaken under PAs 93/01193/B and 07/00181/B. ASSESSMENT - 6.1 The issues in this case are whether the proposed extensions would adversely affect the appearance and character of the dwelling and whether there would be any impact on highway safety or the living conditions of those in adjacent property.

6.2 The extension is well designed, not overly large and is finished to match the existing dwelling to which it would be attached. There is ample space for the extension and as such it is considered that the proposal has an acceptable impact on the character and appearance of the existing property. - 6.3 The proposal will not result in a loss of parking space and there will be an increase in manoeuvring space. As such there is likely to be a positive impact on highway safety as a result of the proposals. - 6.4 There is, as mentioned previously, substantial vegetation between plots and in this case it is considered that there is sufficient vegetation between plot 3 and plot 10 to mitigate any impact on living conditions in either property. - 6.5 In summary the proposal is considered to be acceptable and to accord with the requirements of General Policy 2.

PARTY STATUS

7.1 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, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person in accordance with Government Circular 0046/13:

The owner of number 2, Mourne View

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 05.10.2015 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.

This approval relates to drawings 1315.1, 1305.2, 1315.3, 1315.4, 1315.5 and the location plan all received on 8th September, 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 09.10.2015 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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