9 November 2022 · Delegated - Principal Planner (Jason Singleton)
7, Ballatessan Meadow, Peel, Isle Of Man, IM5 1du
The proposal involves adding a 2.9m wide two-storey side extension along the west gable of the existing two-storey semi-detached house, with a stepped down and stepped back design from the main house, plus lean-to extensions at the front (porch) and rear (kitchen space).
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The officer judged the proposal acceptable in principle within the predominantly residential area per Strategic Plan paragraph 8.12.1, which presumes in favour of extensions to existing properties.
General Policy 2
Requires development to respect character, scale, and appearance; protect residential amenity; and ensure highway safety. The officer assessed the extension against standards for visual impact (subordinate design), neighbour amenity (no overlooking/overbearing), and parking provision, finding full compliance with sub-clauses (b, c, g, h, i).
Residential Design Guide 4.8 Extension to Side Elevations
Guidance for side extensions, typically over garages, requiring subordination, proportionate size, stepped lower roof preferred, and no neighbour amenity harm. The stepped down/back design and matching features met these, distinguishing from the original flush scheme.
Type A: Uplands
Addresses design features for extensions to replicate existing house elements. Proposal matches windows, doors, render, and roofing, ensuring cohesion.
Residential Design Guide Section 4.3 Two Storey Rear Extension
Considers streetscene impacts and shared character. Lean-to porch accepted as not harmful given other examples nearby.
Residential Design Guide section 7.0
Focuses on neighbour amenity. No significant harm from overbearing, overlooking, or access/bin issues deemed material.
Paragraph 8.12.1 of the Isle of Man Strategic Plan
Presumption in favour of extensions in residential areas. Principle of residential extension accepted.
Community Policy 7
Requires reduction in fire spread risk. Extension to existing dwelling poses no increased risk.
Community Policy 11
Requires reduction in criminal activity. No increased risk identified.
Infrastructure Policy 5
Seeks water conservation. No changes beyond existing dwelling.
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.
do not oppose
Highway Services Division assessed the application twice and found no significant negative impact on highways, continuing not to oppose after amendments. Peel Town Commissioners objected due to reduced access to the side and rear of the property from building close to the boundary.
Key concern: access to the side and rear of this property will be significantly reduced through building the extension very close to the property boundary
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highways Development Control notes the amendments uploaded on 22 and 27 September 2022 and continues to not oppose this proposal.
Peel Town Commissioners
ObjectionThe Commissioners object to this application because access to the side and rear of this property will be significantly reduced through building the extension very close to the property boundary. A development of this nature will result in requiring access from the adjoining property to maintain the extension and the need to store bins at a more visible location on the front of the property.
