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21/01382/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01382/B Applicant : Mr Stephen Simpson & Ms Nicola McMullin Proposal : Alterations and erection of a single storey extension to side elevation Site Address : 40 Mountain View Peel Isle Of Man IM5 1QF
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.01.2022 __
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.
This application has been recommended for approval for the following reason. The application is considered to have an acceptable visual and amenity impacts meeting with the tests of General Policy 2 (b, c, g) of the Isle of Man Strategic Plan and Section 7.0 of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to drawing numbers 01, 02 and 03 all date stamped and received 09/11/2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 40 Mountain View, Peel, a single storey detached dormer bungalow situated on a corner plot to the southern end of Mountain View. The majority
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21/01382/B Page 2 of 3
of the neighbouring properties are also single storey 70's bungalows also with dormers and attached flat roof garages.
2.0 THE PROPOSAL 2.1 The current application seeks approval for the erection of a flat roof extension attached to the existing garage, the replacement of the existing garage door with a new window and the creation of a new bay window alongside the front door to mirror the bay window on the other side.
3.0 PLANNING HISTORY 3.1 The site has been previous approved for the following two applications:
o PA 10/00188/B Erection of an extension and widen existing driveway and vehicular access - Approved o PA 14/00164/B Installation of a dormer window and gable window to dwelling - Approved
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. In assessing the current proposal consideration shall be given to a number of policies within the IOM Strategic Plan which seek to make best use of existing developed sites and ensuring new development is of good design (Strategic Policies 1 and 5), ensuring development remains within settlement boundaries in line with the spatial hierarchy (Spatial Policies 2 and 5), and that it meets with the general standards towards acceptable development and not having an adverse visual or amenity impacts on its neighbours or surroundings (paragraph 8.12.1 and General Policy 2). In addition to the Strategic Plan policies, consideration shall also be given to Section 2.2 and 4 of the Residential Design Guidance 2021 which address local distinctiveness and offers further guidance on extensions to existing residential dwellings including flat roof extensions and Section 7 in respect of good neighbourliness.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website in full. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of 19/01/2022.
5.2 Department of Infrastructure Highway Services - No highways interest (03/12/2021).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 The proposed extension is to measure 4.6m x 4.3m and is to have a flat GRP finished roof matching the height and finish of the existing flat roof garage. The RDG 2021 outlines a number of good and poor designs in respect of extensions and that there is not 'a one size fits all' approach. In this specific case the existing dwelling, like the majority of its neighbours, already has an existing flat roof garage, rear flat roof extension and flat roof dormers. These flat roof approaches appear to re-inforce the low eaves line of the main dwellings and keeping the general massing of development at lower heights. The very nature of these flat roof features generates a streetscene and general visual context of the area which to some degree is capable of accommodating the proposed flat roof extension as detailed in this case. The proposed extension is set away from the neighbours so as to not result in any overbearing or amenity impacts on their living conditions and is not considered to result in any significant adverse visual impacts or harm on the overall appearance of this area as to detract public view or to warrant a refusal.
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21/01382/B Page 3 of 3
7.0 CONCLUSION 7.1 While perhaps not falling in line with the general principles set out in the Residential Design Guidance 2021 for flat roof extensions, given the specific context and appearance of this existing property and the character of the immediate surrounding streetscene, coupled with the reasonable size and location of the extension that the proposal is considered to be within the bounds of acceptability and not to result in such a significant adverse visual impact as to detract from the streetscene or generate any significant public harm. The physical alterations to the existing dwelling in respect of the window changes are also considered to be acceptable.
7.2 The application is considered to comply with General Policy 2 (b, c, and g) of the Isle of Man Strategic Plan and Section 7.0 of the Residential Design Guidance 2021.
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 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: 24.01.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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