**Document:** Planning Officer Report **Application:** 12/00638/B — Demolition of existing single storey extension and erection of a replacement single storey extension with roof terrace over **Decision:** Permitted **Decision Date:** 2012-06-14 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2770-german-belle-vue-house-replacement-demolition/documents/1271909 --- # Planning Officer Report Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### Introduction 1. This application seeks permission for the demolition of an existing single storey extension and erection of a replacement single storey extension with a roof terrace over. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. ### The Site 2. The application site is the curtilage of Belle Vue House, Belle Vue, Peel which is a three storey property situated to the south eastern side of the Briardale Track which is a single storey lane which serves a number of properties. 3. The dwelling is semi detached and adjoins Belle Vue East which is also a three storey property. There is a single storey outlet which adjoins the side elevation of the dwelling on the application site; there is also an existing garage which adjoins the corner of the existing outlet. 4. The land to the south, south east and west is currently undeveloped and is within the curtilage of the application site. ### The Proposal 5. The application seeks approval for the demolition of the existing single storey outlet and the erection of a single storey extension off the side elevation with a roof terrace above, this would be secured by a glass balustrade with stainless steel handrail and vertical posts. The walls would be finished with smooth painted render, with timber double doors in the front elevation, softwood windows would be installed in the side elevation of the extension. The existing window at first floor would be removed and a new softwood door would be installed. ### Planning History 6. There are no recent previous planning applications for this site. ### Development Plan Policies 7. The application site is in an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). [Table omitted in markdown export] 8. 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: a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) 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; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; n) Is designed having due regard to best practice in reducing energy consumption. 9. 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. CONSULTATIONS 10. Highways Division do not oppose ## ASSESSMENT 11. The application site is in an area zoned as "Predominantly Residential"; therefore the principle of development is acceptable. 12. The proposed single storey extension would be built on the footprint of the existing lean-to extension but the side boundary wall would be built out to the existing garden boundary. 13. In terms of the single storey extension it is only slightly larger than the existing and would not unduly increase the impact of overlooking given the distance between the application site and the neighbouring properties. 14. In terms of the proposed roof terrace, given that the nearest property is approximately 25m from the proposed development it is considered that the roof terrace would not result in undue overlooking of neighbouring properties or have an unacceptable impact in terms of loss of privacy. 15. For the above reasons the application is considered to be acceptable and is recommended for approval. ## Party Status 16. The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 17. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 11.06.2012 ### 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. This permission relates to the demolition of the single storey extension and erection of a replacement single storey extension with roof terrace above as shown in drawings 2011/38/01, 2011/38/02 and 2011/38/03 received 27th April 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made : Permitted** **Date :** 11/6/12 ### Determining officer (delete as appropriate) Signed : A. H. B. M. Anthony Holmes Senior Planning Officer Signed : _________________________ 11 June 2012 Michael Gallagher Director of Planning and Building Control Jennifer Chance Michael Gallagher Director of Planning and Building Control Jennifer Chance Development Control Manager 11 June 2012 Development Control Manager 11 June 2012 --- *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/2770-german-belle-vue-house-replacement-demolition/documents/1271909*