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20/01139/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01139/B Applicant : Miss Sharon Blackley Proposal : Erection of two storey extension and front porch Site Address : 11 Ballatessan Meadow Peel Isle Of Man IM5 1DU
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.01.2021 __
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.
C 2. The garage hereby approved shall be provided in full accordance with drawing number 02 Rev A and shall at all times be made available for the parking of private motor vehicles and for the storage of bicycles in association with the occupation of 11, Ballatessan Meadow.
Reason: To provide adequate off-street parking in the interest of highway safety.
This application has been recommended for approval for the following reason. Subject to a condition relating to the permanent retention of the garage for vehicle parking the proposal is considered to accord with General Policy 2 and the principles of the Residential Design Guidance 2019.
Plans/Drawings/Information; This approval relates to drawing numbers 01, 02 Rev A and 4 photographs all date stamped and received 14/12/2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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THE SITE 1.1 The application site is the residential curtilage of a two storey semi-detached property located in Ballatessan Meadow in Peel. The application dwelling is 1 of 17 houses that surround a large central grassed island and around which runs the estate road. Number 11 sits on the northern side and has a driveway running along the western boundary providing off road parking for two vehicles. Above the front door is an existing lean-to canopy.
THE PROPOSAL 2.1 Proposed is the erection of a two storey extension on the side elevation. The proposed extension is to be set back 400mm and stepped down 200mm from the main dwelling and is proposed to cover the full 3.1m width between the gable and western boundary and projecting backwards to match the rear elevation of the main dwelling.
2.2 The extension is to provide a garage for the parking of 1 vehicle and bicycle storage and utility at ground floor and a bedroom and en-suite at first floor.
2.3 The extension is to be finished in materials matching the main house with red brick and painted render above.
2.4 Also proposed is the creation of an enclosed lean-to porch on the front elevation finished with a red brick masonry base and glazing above. The porch is to measure 1.4m x 2.3m
PLANNING HISTORY 3.1 The site has not been subject to any previous applications since its original approval in the early/mid 2000s.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated as 'Predominantly Residential' on the Peel Local Plan, as such General Policy 2 and paragraph 8.12.1 from the Isle of Man Strategic Plan 2016 is considered relevant in the assessment along with the recently released Residential Design Guidance 2019 specifically Section 4.4 Extension to Side Elevation.
4.2 General Policy 2 states (in part): "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 spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use "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."
4.4 EXTENSION TO SIDE ELEVATION
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4.4.1 ...Generally, the main issues relate to the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring property (see Chapter 7).
4.4.2 It is key that any side extension respects the proportion, design and form of the existing dwelling and that it appears as a subordinate to the main dwelling. A side extension should generally not project in front of the existing building or have flat roofs, a pitched roof will normally be essential to any side extension. The roof of the proposed extension should match the original in terms of pitch and shape. The ridge line should either follow or, often preferably, be lower than the original dwelling.
4.4.3 Whether the side extension is single or two storeys, the height and width of these side extensions should be proportionate to the size of the main dwelling. The width should be significantly less than the width of the main dwelling. The ridge height of single storey side extensions should normally be below the eaves level of a two-storey house to give clear definition between single storey and two-storey elements.
4.4.4 Generally, where the property stands in a line of detached/semi-detached dwellings and the extension would fill in the gap, there is a risk that the extension will create a terraced appearance. This is not always in the interests of maintaining the character of the street, individual house, and in the interests of visual amenity, should be avoided.
4.4.5 One way of maintaining a visual break would be to set back the extension behind the front of the dwelling by a metre to create a clear break. In some circumstances only the first floor would be required to be set back by 1 metre, although this will be determined on a case by case basis. However, it is still advisable that the ground floor should be set back behind the front elevation, even if only by 0.3m to create a "shadow" which avoids the unsightly joining of old with new finishes, whilst also providing a distinction, albeit modest, of the extension from the main house.
4.4.6 A second way of maintaining a visual break would be by leaving a gap of at least 1 metre between the side of the extension and the boundary of the property. However, a slight setback should still be retained, potentially at first floor level at least. Again, this design helps avoiding the "terracing effect". In any case, where space permits the Department would encourage applicants to retain a pedestrian passageway, between the side extension and common boundary. This will also enable access for maintenance purposes, filling of oil tanks, allow transportation of refuse and garden waste, without passing through Habitable Rooms and give the dwelling a setting within its own plot."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of 28/01/2021.
5.2 Department of Infrastructure Highway Services - initially DOI objected as the proposed garage was sub-standard in size to accommodate a vehicle and thus there would be a loss of off road parking. However following the submission of revised drawings DOI confirmed that two car parking spaces were to be retained on site and both suitable for practical use and that bicycle parking is also accommodated. As such DOI stated that they DO NOT OPPOSE SUBJECT TO CONDITION requiring the permanent retention of the garage for vehicle parking and cycle storage.
5.3 No comments received from neighbouring properties.
ASSESSMENT
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6.1 The application site is within an area recognised and established for residential use by the Peel Local Plan and as such the general principle of extending the property is acceptable. An assessment must be made as to whether the proposed works would accord with General Policy 2 and the Residential Design Guide 2019.
6.2 The proposed side and front porch extensions are relatively typical forms of residential development that can be seen on many housing estates across the Island. The proposed extensions have been designed to be in-keeping with the overall appearance of the existing dwelling and the wider estate and both use materials to match the existing. The set back and the stepped down design of the side extension follows suit with Residential Design Guidance and helps to provide a visual reference and subordinate appearance to the main dwelling, and the proposed front porch is of a reasonable and acceptable size infilling the existing canopy providing a buffer between the inside and outside environments which will likely contribute to the overall energy efficiency of the dwelling.
6.3 The proposed side extension will remove the external pedestrian passageway between the dwelling and common boundary which often helps to provide a visual break between properties, However, in this case the existing dwelling is already stepped back from its adjacent neighbour No. 9 and this positioning helps to minimise and mitigate any terracing affect as a result of the proposed extension infilling the full width up to boundary line and minimise any impacts in respect of overbearingness or outlook which is to remain fairly open across both the front and rear elevations. While external access between the front and rear of the dwelling will be lost, drawings demonstrate that refuse bin can be stored at the front of the dwelling without impacting on parking provision or access into the garage and that any transportation of garden waste or filling of oil tanks will not pass through habitable rooms.
6.4 Although one space would now be provided within the proposed garage, the overall two space parking provision to serve the property would remain unchanged and would therefore continue to comply with the current 2 vehicle minimum standard set out within Appendix 7 of the Strategic Plan. DOI Highway Services have also confirmed that they do not oppose the application subject to a suitably worded condition which safeguards the garage for is permanent availability for the parking of vehicles and bicycles.
CONCLUSION 7.1 It is judged that the proposed development is acceptable and accords with General Policy 2 and the principles of the Residential Design Guidance 2019 and a suitably worded condition in respect of the garage parking shall be added accordingly.
8.0 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.
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
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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 a Principal Planner 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: 28.01.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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