Officer Planning Report

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Officer's Report

The Site

The application site represents the curtilage of an existing property, 6 Church Lane in Peel, a two storey terraced dwelling facing south.

Planning Status

The application site is located within an area of "Mixed Use" as identified by the peel Local Plan, and is within the Peel Conservation Area. Within the Peel Written Statement 1989, (Planning Circular 6/89), Policy 9.16 is considered to be specifically relevant in the assessment and determination of this application. This states:

"Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting".

Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant:

General Policy 2, which states:

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following planning application is considered relevant in the assessment and determination of this application:

PA 94/01677/B sought approval for the replacement of existing windows. This was permitted.

The Proposal

The proposed application seeks approval for alterations and extension to the rear elevation of the property to provide an entrance to the existing kitchen. This would involve the removal of the existing lean to roofs at the rear and the erection of a hipped roof extension with two rooflights and central doorway.

Representations

The Department of Transport Highways Division does not oppose the proposal. Peel Town Commissioners have not commented on this application. Mr Crookall MHK has requested that he be kept informed of the outcome of this and all other planning applications in the Peel area.

Assessment

The application site is within an area recognised as being Mixed use and is also within the Peel Conservation Area. Given the nature of the proposed development, it is therefore appropriate to assess the proposal against the policies identified earlier within this report (i.e. Policy 9.16 of the Planning Circular 6/8, General Policy 2 of Isle of Man Strategic Plan 2007, and Environmental Policy 35).

The proposed development would respect the site and the surrounding area in terms of the scale, form and design. The proposed works are confined to the rear elevation and as such there would be no visual impact upon the Conservation Area setting as viewed by the public. The proposed extension

would be a modest addition to the property and would not adversely affect the character of the locality or the amenity of neighbouring properties. It is therefore judged that the proposal is acceptable when considered against the relevant planning policies and accordingly it is recommended that this application is approved.

Recommendation

It is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• The Department of Transport Highways Division
• Peel Town Commissioners

Accordingly the following parties are not granted Interested Party Status:

• T M Crookall MHK

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 24.11.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the submitted drawing 550/08/02 received on 8th October, 2008.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 26/11/08

Signed : TSB Acting Senior Planning Officer