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Application No.: 21/01499/B Applicant: Mr Darren Woods Proposal: Alterations and erection of a 2 storey side extension. Site Address: 16 Corran Pirragh Reayrt Ny Cronk Peel Isle Of Man IM5 1GN Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.01.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Subject to a condition requiring the garage to be made free and available for car parking at all times, the application is considered to accord with General Policy 2 (b, c, g, h and i) of the Strategic Plan and to meet with the test of the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to Planning and Design Statement and drawing numbers 01 Rev 4, 02 Rev 0, 03 Rev 0 and 04 Rev 0 all date stamped and received 08/12/2021. _______________________________________________________________
Additional Persons None
Officer’s Report THE SITE
1.1 The application site relates to a two storey end of terrace property located within the wider and fairly new residential estate of Reayrt ny Cronk, Peel. - 1.2 Running along the end gable of the house is a driveway providing off road parking for two cars in tandem. - 1.3 The end of the house bounds with a communal car parking area which is enclosed by a mix of grassed areas and hedging, and there are a number of trees planted. 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 approx. 800mm and stepped down 250mm from the main dwelling. The extension will be 3.1m wide filling the full width between the end gable and side boundary. The extension will project backwards 8.1m to match the rear elevation line of the main house. - 2.2 The extension is to provide a garage for the parking of 1 vehicle and a small utility at ground floor. At first floor a bedroom and en-suite are proposed. - 2.3 The extension is to be finished in painted render and roofing materials matching the main house. - 2.4 The existing driveway is to be extended by 2.5m wide across the front of the house.
3.1 The dwelling has not been subject to any other applications since its original approvals. The neighbour opposite (No. 18) also an end terrace dwelling, had a single storey side extension approved under PA 20/00395/B. PLANNING POLICY - 4.1 The site lies within an area designated on the Peel Local Plan as Predominantly Residential. The site is not within a Conservation Area. The rear corner of the communal car park appears to be at some risk of surface water flooding but the application site falls outside of this and is not recognised as being at any flood risk.
4.2 Given the nature of the proposal paragraph 8.12.1 and the general standards towards acceptable development as set out in General Policy 2 (b, c, g, h and i) are most relevant. GP2 seeks to assess visual and amenity impacts, and the parking and highway safety impacts as a result of a proposal. - 4.3 In addition to this, the Department has recently published the Residential Design Guidance 2021 which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This suggests that side extensions should be lower or set back (or both) to preserve variety in the streetscene and that front gardens should ideally be less than half hard surfaced (section 6.3).
5.0 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 27/01/2022.
5.2 Department of Infrastructure Highway Services - Do not oppose subject to condition (05/01/2022) - the garage space is below the standard required in the MfMR but could accommodate a small car, which when combined with the extension to the driveway results in an overall car parking provision for two cars meeting the standards of the Strategic Plan. Given the low speeds in the area the visibility from the driveway is considered acceptable and cycle storage and electric vehicle charging points should be considered. Reference is made in the supporting statement to surface water entering a channel drain connected to storm water system on site, these drainage works along with dripped kerb and highway works will need separate agreement by DOI. The proposal raises no significant highway safety issues so long as works are carried out in full accordance with dwg no: 01 Rev 4. - 5.3 Department of Infrastructure Flood Risk Management - no comments received as of (27/01/2022) - 5.4 No comments received from neighbouring properties.
6.1 The issues in this case are whether the proposed extension and driveway works would have any adverse visual or amenity impacts on the character and appearance of the area and neighbours, or result in any impacts on highway safety through inadequate provision for car parking or unsafe provisions for vehicles coming in and out of the site.
6.2 The proposed extension will have a stepped back and stepped down design and finished in an overall form, proportion and external finish which is in-keeping with the main house and follows the general advice in the Residential Design Guidance. These types of side extension are relatively typical and fairly common forms of residential development that can be seen on many housing estates across the Island. In this instance the size, scale and design of the proposal is considered to be visually acceptable. - 6.3 The proposal will introduce two new windows across the front and rear of the property although given the existing number of windows across both the fronts and rears of this terrace the impact is likely to be negligible and not expected to result in any new or adverse overlooking or privacy impacts. The side gable will see the introduction of a new ground floor window serving the garage, this will overlook to communal car park and so no issues are expected in this instance. - 6.4 The extension will now occupy most of the existing driveway. Internally the proposed garage will offer space for the parking of a small car off the road (DOI confirms this) and the proposed driveway extension will ensure at least one car parking space can be provided in front of the garage. While the garage space will now be smaller than the space currently provided on the driveway, the proposal still retains two spaces within the site meeting with the 2 space requirement set out in Appendix 7 of the Strategic Plan. Subject to a condition requiring the garage space to be retained free and available for parking at all times the proposal is considered to be within the bounds of acceptability.
7.1 The proposal is only considered acceptable due to two parking spaces being retained within the extents of the site, while one of these is now within the proposed garage a suitably worded condition will ensure that this is retained free and available for parking at all times.
7.2 On this basis the proposal is considered to accord with General Policy 2 (b, c, g, h and i) of the Strategic Plan and to meet with the test of the Residential Design Guide 2021. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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: 28.01.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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