**Document:** Officer Report **Application:** 24/00870/B — Erection of 2 extensions to create additional bedroom and living space along with internal alterations **Decision:** Permitted **Decision Date:** 2024-12-17 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/32713-german-creggans-peveril-avenue-extension-alteration/documents/1067298 --- # Officer Report **Application No.:** 24/00870/B **Applicant:** Mr Christopher Hill **Proposal:** Erection of 2 extensions to create additional bedroom and living space along with internal alterations **Site Address:** Creggans Peveril Avenue Peel Isle Of Man IM5 1QA **Planning Officer:** Toby Cowell **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 12.12.2024 _________________________________________________________________ ## 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. This application has been recommended for approval for the following reason. The proposed development is of an appropriate design, form and scale in relation to the existing property, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g). Plans/Drawings/Information; This approval relates to the following drawings and documents; - 10-01 - existing site and location plans - 10-02 - proposed site plan - 10-03 - existing plans and elevations - 10-04 - proposed plans and elevations Covering letter and materials schedule Received 25.07.24 _________________________________________________________________ Interested Person Status It is recommended that the following 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 6(4): 14 Peveril Avenue, Peel as they have explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. It is recommended that the following Government Departments be granted Interested Party Status: Manx Utilities Authority _________________________________________________________________ Officer’s Report 1.0 THE SITE - 1.1 The application site relates to a detached bungalow and its associated curtilage located on the southern side of Peveril Avenue. The site is located on the edge of an established residential area and immediately adjoins a playing field associated with Peel Clothworkers School to the south-west and a further field to the south-east. The corresponding boundaries of the site incorporate mature tree planting. 2.0 THE PROPOSAL - 2.1 Planning permission is sought for the following additions and alterations to the existing property: - - Demolition of the attached flat roofed single storey garage on the south-east elevation and erection of an enlarged dual-hipped extension incorporating a new kitchen/dining room and utility, in addition to a new flat roofed single garage; - - Erection of a further dual-hipped extension of the south-west elevation incorporating a new en-suite bedroom; - - Erection of a small flat-roofed entrance porch on the front elevation; - - Replacement fenestration, guttering and roof throughout; - - Removal of existing chimney and rendering of the property's exterior; - - Minor internal alterations, 2.2 No changes are proposed to the existing site access. The applicant has confirmed that surface water would be dealt with via an attenuation tank as opposed to a soakaway as initially proposed. 3.0 PLANNING HISTORY - 3.1 87/01327/B - Extension to form garage - Permitted 4.0 PLANNING POLICY - 4.1 The application site is identified on the Peel Local Plan as land zoned for 'predominantly residential' purposes within the settlement boundary of Peel. The site is not within a Conservation Area or an area identified as being at risk of flooding. - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy - 2 Priority for new development to identified towns and villages - 3 To respect the character of our towns and villages - 5 Design and visual impact Spatial Policy - 2 Development in Service Centres General Policy 2b,c,g General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality Transport Policy - 4 Highways safety 7 Parking provision 4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS 5.1 Peel Town Commissioners - No response received at the time of writing. - 5.2 Highway Services - No highways interest. (02.08.24) - 5.3 Manx Utilities Authority - Confirmation provided that the use of an attenuation tank would be acceptable following demonstration by the applicant that a soakaway would not be feasible. (21.08.24) - 5.4 Forestry officer - No response received at the time of writing. 5.4 One letter of representation has been received from a neighbouring property noting the following: "There is a public sewer which runs alongside the boundary of Creggans and the adjoining property 14 Peveril Avenue. I would expect MUA to comment on the application as any foundations near to the public sewer may require a higher specification. It's not clear from the plans if this has been taken into consideration." ## - 6.0 ASSESSMENT 6.1 The site falls within the settlement boundary of Peel and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent property or the surrounding area in general. 6.2 The design, scale and massing of the proposed extensions would mirror those of the existing dwelling, whilst the proposed rendering and replacement roof/fenestration would refresh the visual aesthetic of the property. The proposals would further allow for a reasonable degree of the site area to remain free from development. No concerns are therefore raised from a design and visual impact perspective. - 6.3 Notwithstanding the encroachment of development to the north-west towards No. 14, the corresponding flank elevation of the resultant extension would not include any fenestration. Therefore, no concerns are raised with regard to potential overlooking. - 6.4 The absence of neighbouring properties to the south-west and south-east ensures the proposals would not result in any residual material impact upon neighbouring amenity with respect to loss of light, overshadowing or overlooking. - 6.5 Following correspondence undertaken between the applicant and MUA, it has been confirmed that an attenuation tank would be used to manage excess surface water, which has been found to be an acceptable solution. The extensions would be sited in excess of 3m from the public sewer, therefore satisfying the requirements of Building Regulations legislation. ## - 7.0 CONCLUSION 7.1 The proposed development is of an appropriate design, form and scale in relation to the existing property, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g), and is recommended for approval. - 8.0 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 8.3 The Department of Environment Food and Agriculture (DEFA) is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. 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 and/or rights to appeal. Decision Made : Permitted Date: 17.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/32713-german-creggans-peveril-avenue-extension-alteration/documents/1067298*