**Document:** DEC Officers Report **Application:** 14/00038/B — Alterations, erection of extension and widening of vehicular access and driveway **Decision:** Permitted **Decision Date:** 2014-02-26 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34302-german-5-ballaquane-park-alterations-erection-extension/documents/1088126 --- # DEC Officers Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of 5 Ballaquane Park, Peel which is a single storey detached bungalow which is situated to the southern side of the highway. The bungalow is orientated gable end on to the highway. The living area is currently at the front end of the property with bedrooms and bathroom to the rear. There is an adjoining garage to the side of the property with a single width driveway to the front. To the side of the driveway is a lawn area which provides access to the side of the property which leads through to the rear garden. ### 2.0 The Proposal 2.1 The application seeks approval for alterations and a small extension to the property. The alterations include the reduction of the window in the side elevation which faces towards no.6 Ballaquane Park, installation of two high level windows in the side elevation which faces towards no.4 Ballaquane Park. 2.2 Also proposed is a new ramped access to the main door which is in the side elevation facing no.6 Ballaquane Park, the ramped access would have a handrail guarding the entrance doorway. There would be decking provided to the side and rear level with the ground floor of the property. 2.3 The proposed extension would form a bay window on the rear elevation of the property with double glazed units and doors. 2.4 Also included is the demolition of the gate pillar and extension of the driveway to create a brick paved double parking area. ### 3.0 Planning History 3.1 The kitchen/utility room extension was considered under PA 87/00500/B and was approved. An application was submitted in 2010 for the installation of a replacement window PA 10/01155/B this application was also approved. ### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). ### 4.2 General Policy 2 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: - respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - does not affect adversely the character of the surrounding landscape or townscape; - does not affect adversely the amenity of local residents or the character of the locality; - 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; ### 4.3 Paragraph 8.12.1 As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. ### 5.0 Consultations #### 5.1 Highways Division has not commented #### 5.2 Peel Commissioners has not commented ### 6.0 Assessment 6.1 The application seeks approval for the alterations and extension to the property. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property, the impact upon the amenities of the neighbouring properties, the impact upon the character and appearance of the street scene and the impact upon highways safety. 6.2 The proposed window alterations would result in one window being reduced in size which would limit the impact upon the neighbouring property. The other alteration would result in two high level windows being installed in the side elevation. Given that these are high level and are relatively small they would not result in an increase in overlooking or loss of privacy to no.4 Ballaquane Park. 6.3 The installation of decking would be at the same level as the ground floor of the dwelling and therefore would not be significantly higher than the ground level of the garden. It is considered that the decking would not result in undue overlooking or loss of privacy to either of the properties at the side or at the rear. 6.4 The proposed bay would project beyond the rear elevation of the property but would not result in an increase in overlooking; the bay would be finished with a hip which would be lower than the height of the property. The proposed bay would not appear unduly overbearing or result in a loss of light to neighbouring properties. 6.5 The proposed access alterations would result in a wider access and parking area but would be similar to a number of other properties in the area, it is considered that the provision of further off street parking would be a positive alteration and would not have a harmful impact upon highways safety. 6.6 The proposed works are considered to be fairly minor and would not have an adverse impact upon the character and appearance of the property or street scene in general. 6.7 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The Highways Division of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2014 ### 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. The development hereby approved shall not be carried out except in full accordance with the following plans WL/13/1283/1, WL/13/1283/2E, WL/13/1283/3 and WL/13/1283/4 received on 13th January 2014. 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 Signed: [Handwritten signature] Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate [Table omitted in markdown export] Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Planning Committee ### Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of 5 Ballaquane Park, Peel which is a single storey detached bungalow which is situated to the southern side of the highway. The bungalow is orientated gable end on to the highway. The living area is currently at the front end of the property with bedrooms and bathroom to the rear. There is an adjoining garage to the side of the property with a single width driveway to the front. To the side of the driveway is a lawn area which provides access to the side of the property which leads through to the rear garden. ### 2.0 The Proposal 2.1 The application seeks approval for alterations and a small extension to the property. The alterations include the reduction of the window in the side elevation which faces towards no.6 Ballaquane Park, installation of two high level windows in the side elevation which faces towards no.4 Ballaquane Park. 2.2 Also proposed is a new ramped access to the main access which is in the side elevation facing no.6 Ballaquane Park, the ramped access would have a handrail guarding the entrance doorway. There would be decking provided to the side and rear of the property level with the property. ground floor of the property. 2.3 The proposed extension would form a bay window on the rear elevation of the property with double glazed units and doors. 2.4 Also included is the demolition of the gate pillar and extend the driveway creation of brick paved double parking area. ### 3.0 Planning History 3.1 The kitchen/utility room extension was considered under PA 87/00500/B and was approved. An application was submitted in 2010 for the installation of a replacement window PA 10/01155/B this application was also approved. ### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). ### 4.2 General Policy 2 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: - respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - does not affect adversely the character of the surrounding landscape or townscape; - does not affect adversely the amenity of local residents or the character of the locality; - 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; ### 4.3 Paragraph 8.12.1 As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. ### 5.0 Consultations #### 5.1 Highways Division has not commented #### 5.2 Peel Commissioners has not commented ### 6.0 Assessment 6.1 The application seeks approval for the alterations and extension to the property. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property, the impact upon the amenities of the neighbouring properties, the impact upon the character and appearance of the street scene and the impact upon highways safety. 6.2 The proposed window alterations would result in one window being reduced in size which would limit the impact upon the neighbouring property. The other would result in two high level windows being installed in the side elevation. Given that these are high level and are relatively small they would not result in an increase in overlooking or loss of privacy to no.4 Ballaquane Park. 6.3 The installation of decking would be at the same level as the property and therefore would not be significantly higher than the ground level of the garden. It is considered that the decking would not result in undue overlooking or loss of privacy to either of the properties at the side or at the rear. 6.4 The proposed bay would project beyond the rear elevation of the property but would not result in an increase in overlooking; the bay would be finished with a hip which would be lower than the height of the property. The proposed bay would not appear unduly overbearing or result in a loss of light when viewed from the neighbouring properties. 6.5 The proposed access alterations would result in a wider access and parking area but would be similar to a number of other properties in the area, it is considered that the provision of further off street parking would be a positive alteration and would not have a harmful impact upon highways safety. 6.6 The proposed works are considered to be fairly minor and would not have an adverse impact upon the character and appearance of the property or street scene in general. 6.7 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 7.2 The Highways Division of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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. The development hereby approved shall not be carried out except in full accordance with the following plans WL/13/1283/1, WL/13/1283/2E, WL/13/1283/3 and WL/13/1283/4 received on 13th January 2014. 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 Signed: [Handwritten signature] Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate --- *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/34302-german-5-ballaquane-park-alterations-erection-extension/documents/1088126*