Loading document...
==== PAGE 1 ====
22/00345/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00345/B Applicant : Mr & Mrs Adrian & Emma Crellin Proposal : Demolition of existing side single storey garage and utility and replacement with 2 storey side extension Site Address : 9 Fuchsia Close Reayrt Ny Keylley Peel Isle Of Man IM5 1GL
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.08.2022 __
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.
C 2. The access and driveway works hereby approved must be carried out in full accordance with drawing number 21 1569 02 Rev A and retained as such thereafter.
Reason: In the interest of highway safety.
N 1. The applicant is reminded to contact DOI Highway Services regarding a separate S109 agreement.
This application has been recommended for approval for the following reason. The application is considered to have an acceptable visual and amenity impact and to comply with General Policy 2 and the principles of the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to photographs 1-9 received 07/04/2022 and drawing numbers 21 1569 01 Rev A and 21 1569 02 Rev A date received 12/07/2022.
==== PAGE 2 ====
22/00345/B Page 2 of 4
__
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is No. 9 Fuchsia Close an existing two storey semi-detached property located in Reayrt Ny Keylley, Peel. The dwelling sits central to the cul-de-sac and on the corner where the road bends south towards No's 28-36 and to a shared parking area which runs parallel to the west side boundary of the dwelling.
1.2 Attached to the side gable and set back from the front line of the house is an existing single storey pitched roof garage measuring 3m wide. The adjoining neighbour has the same garage arrangement and both properties have driveway parking in front of the garage.
THE PROPOSAL 2.1 Proposed is the demolition of the existing garage and the erection of a new larger two storey extension on the side elevation. The proposed extension is to be 4.3m wide and running along the gable approx. 8m. It is to be slightly stepped from the front elevation and with a larger step back at first floor (approx. 750mm). The roof also having a stepped down arrangement from the main roof.
2.2 The front elevation of the extension is to have a ground and first floor window and a lean-to roof running flush with the lean-to over the existing front door. The rear elevation is to have a door and window at ground floor and a window at first floor. There are no windows proposed on the side gable.
2.3 The driveway is proposed to be widened by 2m to an overall width of 7m.
PLANNING HISTORY 3.1 There has been one previous application at the site since its development as part of the wider estate. PA 11/01547/B was approved for a replacement two storey side extension.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated as 'Predominantly Residential' on the Peel Local Plan, as such General Policy 2 and paragraph 8.12.1 from the Isle of Man Strategic Plan 2016 are considered relevant in the assessment along with the recently released Residential Design Guidance 2021 specifically Section 4.8 Extension to Side Elevation, and 3.1 in respect of local distinctiveness. Sections 4.2 and 4.3 also cover design features and potential impacts on the streetscene. Community Policy 7 and 11 in respect of reducing spread of fire and criminal activity are relevant along with Infrastructure Policy 5 in water conservation.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - do not oppose 13/05/2022. No comments have been received on the most recent drawings.
==== PAGE 3 ====
22/00345/B Page 3 of 4
5.2 Department of Infrastructure Highway Services - do not oppose subject to condition (22/04/2022) - the proposal is not expected to raise any significant road safety or network issues. Surface water drainage for the extended driveway should be provided and the finish should be in a bound material. The works must be carried out in full accordance with drawing number 21 1569 02. They had no further comments to make following circulation of revised plans (14/07/2022).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The application site is within an area recognised and established for residential use by the Peel Local Plan and as such the general principle for extension is acceptable. An assessment must be made as to whether the proposed works would accord with General Policy 2 and the Residential Design Guide 2021 specifically the visual and amenity impact of the proposed extension on visual amenity and neighbouring properties and on highway safety as a result of the widened access and driveway.
Proposed Extension - Visual Impact 6.2 The Residential Design Guidance 2021 indicates at section 4.8 that side extensions such as this are fairly common, with the usual situation being an upwards extension of an attached garage. The guidance indicates the main issues for such side extensions relates to visual impacts and any amenity impacts on the neighbours and that extensions should respect the existing house and be proportionate to its size and width to ensure it remains subordinate. While roof finishes can run flush to the main house it is preferable to have the roof of the extension lower than the main house.
6.3 Sections 4.2 and 4.3 of the Residential Design Guidance 2021 also indicate that extensions should normal incorporate design features of the existing dwelling with windows and doors replicating what's already there, unless a deliberate design approach has been adopted. It is important that extensions do not negatively affect the wider streetscene which may have prominent shared features and an overall distinguishable character.
6.4 In this case the proposal is to demolish the existing garage and replace with a new two storey extension. The current scheme now includes a stepped back and stepped down roof arrangement which is a notable feature throughout the immediate area and adjacent terrace, this also helps to provide a more appropriate subordinate appearance to the extension compared to the original scheme that ran flush with the main house. The introduction of the lean-to porch and increased step at first floor help to break up the frontage and cumulatively reduce its visually massing, the changes and alignment of the windows are also more appropriate to the dwelling and wider estate.
6.5 The agent has now provided a drawing showing how the proposals would compare with the adjoining neighbour. It is considered that the changes now incorporated help to reduce the extensions visual bulk and more visually appropriate, while the adjoining neighbour has boundary parameters which may likely limit any kind of matching side extension that this would not result in any significant adverse impact on the overall streetscene as a result of the applicant's current proposal.
Proposed Extension - Amenity Impact 6.6 The existing house sits at the end of the row where it's fairly open, the proposal is not expected to result in any overbearing impacts on any neighbours and windows across the front and rear are not likely to create any increased adverse impacts on overlooking or privacy compared with the existing windows. The proposal is not expected to result in any harm to neighbouring amenity.
Proposed Access - Highway Safety
==== PAGE 4 ====
22/00345/B Page 4 of 4
6.7 The dwellings are all stepped back from the road edge with fairly open frontages with views both up and down the road. The dwelling is also situated at the end of the row and nearest the open turning circle and parking areas for this side of the estate. The widening of the access and driveway is not expected to have any increased or new highway safety impacts and there remains suitable front garden area to retain a soft landscaped frontage in line with the Residential Design Guide 2021.
CONCLUSION 7.1 It is judged that the proposed development is acceptable and accords with General Policy 2 and the principles of the Residential Design Guide 2021 and a suitably worded condition in respect of the driveway as per the DOI Highway comments be added accordingly.
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 the Head of Development Management 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 : 12.08.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal