Officer Planning Report Recommendations

Planning Report And Recommendations {{table:204019}} ### Considerations {{table:204014}} ### Written Representations {{table:204015}} ### Consultations {{table:204016}} {{table:204017}} {{table:204018}}

Officer's Report

The Site

The application site represents the residential curtilage of 3 Orry Lane, Peel, a semi-detached cottage situated on the eastern side of the road.

The Proposal

This application seeks approval for the erection of a two storey extension to the rear elevation to provide additional living accommodation. The extension would have a catslide roof and would be finished to match the existing building in all respects.

Planning Status

The application site is located within an area identified as being of Mixed use by the Peel Local Plan. The site is situated within the Peel Conservation Area. Within the Isle of Man Strategic Plan 2007, 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."

Environmental Policy 35, which states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

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

00/00545/B sought approval for the demolition of the existing boundary wall to create a vehicular access with timber gates. This was approved.

Representations

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

Assessment

The main issues to be considered in the assessment of this application are the impact of the proposed extension upon neighbouring properties, the impact of the proposed extension upon the existing dwelling and the impact of the proposal upon the Peel Conservation Area, having particular regard to Environmental Policy 35.

The proposed extension is relatively modest having a catslide roof which reduces the height of the extension and as such lessens its impact. The adjoining property, which is also in the ownership of the applicant, would not be adversely affected by the proposed extension.

The extension would be confined to the rear elevation of the property and as such views from the public thoroughfare would be partial at best. It is considered that the form and scale of the extension would be both sympathetic and appropriate to the existing building and would as a result protect the character and appearance of the Conservation Area.

Recommendation

It is recommended that this application be approved.

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:

• Mr Crookall MHK

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 30.12.2008

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 erection of a two storey extension to the rear elevation of 3 Orry Lane, peel as shown by the plans and information 2008/25/01, 2008/25/02 and 2008/25/03 all received 11th November 2008.

C 3. The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Approved Committee Meeting Date: 16.1.2009

Signed: J. Denley Reporting Officer