31 January 2022 · Delegated - Principal Planner (Jason Singleton)
16, Corran Pirragh, Reayrt Ny Cronk, Peel, Isle Of Man, IM5 1gn
The proposal involves erecting a two-storey side extension on an end-of-terrace house in a modern residential estate in Peel. The extension is 3.1m wide, projects 8.1m to match the rear of the house, and is set back 800mm and stepped down 250mm from the main dwelling, finished in painted render matching the house.
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The officer assessed visual and amenity impacts, finding the extension's stepped back (800mm) and stepped down (250mm) design, matching materials, and proportions in-keeping with the main house and ty…
General Policy 2
GP2 (b, c, g, h, i) assesses visual/amenity impacts and parking/highway safety. Officer tested the extension's setback/stepped design against visual impact and streetscene variety, neighbour overlooking/privacy, and parking provision; found compliant with two spaces retained and garage conditioned for parking use.
Residential Design Guide 2021
Provides standards for house extensions including side extensions to be lower/set back to preserve streetscene variety, and front gardens less than half hard-surfaced. Officer applied to assess design form/proportion, visual acceptability, and amenity impacts; proposal met tests due to 800mm setback, 250mm step-down, and typical estate character.
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.
Garage and driveway parking
The garage and driveway hereby approved shall be provided in full accordance with Drawing Number 01 Rev 4 and shall at all times be made available for the parking of private motor vehicles in association with the occupation of 16 Corran Pirragh (16 Kittiwake Crescent), Peel. Reason: To provide adequate off-street parking in the interest of highway safety.
Do not oppose subject to condition; garage accommodates small car plus driveway extension meets two-space standard; no significant highway safety issues if per drawing 01 Rev 4.
Department of Infrastructure Highways Development Control raises no objection subject to conditions, noting the garage is slightly undersized but sufficient for one vehicle with driveway expansion meeting two-space minimum.
Key concern: Garage dimensions slightly undersized per Manual for Manx Roads standards
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe garage appears to be falling short of these dimensions at 5.8m x 2.75m with a door width of 2.15m.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to drawing No.01 Rev 4.; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Conditions requested: All access arrangements to accord to drawing No.01 Rev 4; Separate storage for bicycles in a secure and covered location; Provision of an electric vehicle charging point; Section 109(A) Highway Agreement required post planning consent for dropping kerbs and widening access; Agreement with Highway Services Drainage Team for run off / surface water drainage to prevent flow onto public road; Existing road drainage must be retained or effective alternative provided at applicant’s expense
