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21/01333/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01333/B Applicant : Mr Eric Wright Proposal : Extension to and conversion of existing garage into a self- contained annex for residential use in association with the main dwelling and additional tourist use, and the erection of a detached garage Site Address : 1 Mourne View Peel Isle Of Man IM5 1UJ
Planning Officer: Mr Richard Boyt Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.01.2023 __
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. All external facing and roofing materials to be used shall match those of the existing building in respect of the new garage and alterations to the existing house/garage..
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use.
Reason: To provide adequate off-street parking.
C 4. The annex conversion hereby approved in the main house shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling at 1 Mourne View and shall not be occupied as an independent or separate dwelling unit.
Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.
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21/01333/B Page 2 of 5
This application has been recommended for approval for the following reason. It is considered that the proposed development has an acceptable visual impact on the existing dwelling, streetscene and surrounding area, and is not considered to have any adverse or unacceptable impacts on the amenity or living conditions of the neighbours. The proposal is also considered to have an acceptable highway impact. For these reasons the proposal is considered to accord with General Policy 2 (b, c, g, h and i) and with the general principles of the Residential Design Guidance 2021.
Plans/Drawings/Information; This decision relates to drawings and information received on;
8th November 2022, referenced; 21/15/02 Existing Elevations and Floor plan
6th December 2022, referenced; 21/15/03 Rev.B Proposed Site Plan 21/15/04 Rev.A Proposed Elevations and floor plan 21/15/01 Rev.A Site Survey dated Sept 2021 __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Caledonia Harbour Heights Croit Ny Roseyn Bane
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2021). __
Officer’s Report
THE SITE 1.1 Site The application site is a suburban bungalow on the northern edge of Peel, within the settlement envelope. It is the first of 10 modern bungalows on a cul de sac overlooking the sea and neighboured by 2 and 1 storey houses on higher ground to the south. Although Mourne View as a road is generally well landscaped with mature shrubs, No.1 sits exposed in open plan gardens of lawn alone.
The house itself is finished with a tiled roof, brick and render with upvc windows and doors. It has an integral garage and driveway at its eastern end. The eastern end of the plot is a garden on a corner in the road and measures roughly 30 by 30 metres in area.
1.2 Surroundings Peel is a sustainable settlement made up of a large resident population with easy access to health, education and shopping facilities as well as good road and public transport access. Within a short distance there is access to the coast path and there are services within easy reach by foot on well-lit roads.
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21/01333/B Page 3 of 5
Neighbours to the south of the site are situated on slightly higher ground and they look out over 1 Mourne View from windows in one to two storey houses. Nearly all local houses are detached with medium sized gardens and a focus on views to the sea. Mourne View is a cul de sac concluding in a group of 10 modern bungalows, of which No.1 is the first.
There are no registered buildings, trees or Conservation Areas affecting the site.
THE PROPOSAL 2.1 Use The application site is an existing dwelling. It is proposed to convert the attached garage to become an ancillary annex, possibly for tourist use.
2.2 Works The conversion of the garage involves some works to the openings of the garage with considerable internal works required.
The garages are then proposed to be replaced by a detached double garage with a hipped roof in the garden on the eastern side of the house.
PLANNING HISTORY 3.1 None relevant
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 4.0 Householder Extensions and Section 4.8 Extension to Side Elevation, Section 3.1 in respect of local distinctiveness. Sections 4.2 and 4.3 also cover design features and potential impacts on the streetscene. Section 7.0 covers Good Neighbourliness and Community Policy 7 and 11 from the Strategic Plan seek all new development to reduce spread of fire and reduce criminal activity and Infrastructure Policy 5 seeks 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 5.2 Department of Infrastructure Highway Services - does not oppose 5.3 Objections received from 3 neighbouring properties (one repeat objection following the reconsultation on the latest amended plans). o Neighbour amenity o Size o Potential commercial gain o Not in keeping o Overshadowing
ASSESSMENT 6.1 Intro The proposal is to convert the current integral garage in the eastern end of the bungalow into a one bedroom annex potentially for tourism accommodation. A new detached garage would then be erected at the head of the drive on the south eastern side of the site.
Visual Impact
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21/01333/B Page 4 of 5
The application site is a very exposed and open lawn garden on a corner in the road. Mourne View as a road is quiet, being a cul de sac, so there is not much passing traffic, but the garden is prominent in the streetscene nonetheless. The visual impact of changing the current garage to an annex is negligible and acceptable. The impact of building a detached garage with a pitched roof is slightly greater, however the area within which it will be built is large and can easily accommodate the new building without feeling cramped or appearing out of keeping.
The character of the area is one of low density bungalow development and the detached garage will be in keeping with that. There is a similar slightly taller garage at the end of Mourne View which is not obtrusive. Providing the garage is finished in matching materials to the main house, the visual impact of the proposals is acceptable.
Neighbour Impact
Objectors have highlighted the prominence of the new garage and its potential to overshadow and enclose their houses. The garage is located a few metres from the rear garden boundary of Caledonia, however it should be noted that the house at Caledonia is some 13 metres or more from that boundary. Similarly, it is important to note that ground level for the new garage building is 52.5 AOD whereas the ground floor sills of Caledonia are around 57 AOD, therefore nearly 5 metres higher than the ground on which the garage sits and 1 metre higher than the proposed highest point of the proposed garage roof.
It is thus unlikely and probably impossible for the proposed detached garage to overshadow the neighbours because is at a lower level. Furthermore, there is a bank on the boundary already enclosing these gardens and the proposed garage will pose no undue threat of enclosing the back of the neighbouring gardens.
With no windows proposed in neighbour-facing elevations, it is concluded that the proposals are acceptable in neighbour amenity terms, notwithstanding the objections of neighbours which have been carefully considered.
6.7 Other material considerations Neighbours have highlighted commercial gain for the applicant which is not considered an adverse impact of development.
The current bungalow is big in its own right and subdividing its internal space could prove to be a more efficient use of the existing building, especially if an annex can house family members or provide visitor accommodation. It is necessary to apply a condition that the annex remain ancillary to the main house as issues of amenity, parking, gardens, etc, do not form part of this consideration and may require scrutiny in the future.
Peel Commissioners and Highways Team have no objections to the proposals.
During the course of this application, a fully hipped roof design has been requested and submitted to reduce the prominence of the building. Reconsultation of this change resulted in one sustained objection from one of the three original objectors, however little reference was made to the change to the roof proposed in the amendment.
CONCLUSION 7.1 It is considered that the proposed development has an acceptable visual impact on the existing dwelling, streetscene and surrounding area, and is not considered to have any adverse or unacceptable impacts on the amenity or living conditions of the neighbours. The proposal is also considered to have an acceptable highway impact. For these reasons the proposal is considered to accord with General Policy 2 (b, c, g, h and i) and with the general principles of the Residential Design Guidance 2021.
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21/01333/B Page 5 of 5
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
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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: 25.01.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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