27 May 2021 · Delegated - Principal Planner (Sarah Corlett)
14, Aspen Drive, Ballawattleworth Estate, Peel, Isle Of Man, IM5 1wt
The proposal involves adding a two-storey extension to the northern (side) elevation of an existing two-storey detached dwelling in a modern residential cul-de-sac estate on the edge of Peel. The extension projects 3.9m from the front (2.9m at rear), is 7.8m wide, set back 300mm from the front building line, with a hip…
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The officer concluded the extension complies with General Policy 2 of the Strategic Plan and Residential Design Guidance (RDG 2019) as it respects the site and surroundings in terms of siting, scale, …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect townscape character (c), not harm local residents' amenity/locality character (g), and not prejudice adjoining land (k). Officer assessed extension as subordinate, matching materials/roof, set back from front line, in keeping with streetscene precedents, minimal amenity impacts via RDG tests, thus compliant.
Environment Policy 22
Prohibits development unacceptably harming amenity via airborne pollutants (ii). Flue assessed acceptable: >10m/40m from neighbours, 6.5m height, NW winds disperse emissions to fields, not dwellings; Building Control standards apply.
Residential Design Guide 2021
Sections 3.2/4.4 require subordinate extensions matching roof pitch/shape/height/materials, proportionate width (<50% dwelling), hipped roofs preferred; 3.3 streetscene fit; 5.1.3 flue positioning/size non-prominent; 7.3 light/overbearing tests. Proposal meets via hipped roof lower ridge, 35-45% width, blank elevation, passes 25deg/2m span tests; amended hipped roof addressed initial concerns.
Time limit
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.
No Highway Interest
No Flood Risk Management interest
Statutory consultees from DOI Flood Risk Management and Highways Division have no objections or interest in the application, while multiple neighbouring residents object primarily due to concerns over loss of light, overshadowing, drainage issues, waterlogging, overbearing impact, and flue smoke.
Key concern: loss of sunlight, overshadowing and garden waterlogging
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
Department of Infrastructure Highways Division
No ObjectionNo Highways Interest; NHI
Resident at 8 Aspen Drive
ObjectionThe proposed extension has not been discussed with myself; the shadow from the property reaches my back fence; The new extension will be less than 1 metre from my fence
Jo Callow (8 Aspen Drive)
Objectionthe back half of my garden is often not usable due to the fact that is shaded by number 14 and is often waterlogged; having an extension built to less than a metre from my boundary is going to be overbearing
Natasha Cushing (16 Oak Road)
Objectionsmoke billowing from these 2 flues and also the smell coming into my back bedrooms; extra water from when 16 Aspen Drive had an extension
Natasha Cushing (16 Oak Road)
Objectionsaturation of the ground not the rain water from the roof; laying of yet more concrete which will stop the rain from being soaked up by the garden
Natasha Cushing (16 Oak Road)
Objectionyou couldn’t but up a fence on the front of your property but they have done so did they not need planning
