**Document:** Officer Planning Report Recommendation **Application:** 04/00918/R — Erection of raised decking with handrails and terracing of garden (part retrospective) **Decision:** Refused **Decision Date:** 2004-08-03 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/76000-german-48-glenfaba-road-decking-retrospective/documents/1412385 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations We have received 1 private representations for this application. ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Policy ### Officer's Report The site relates to 48 Glenfaba Road, Peel. It is a terraced property which backs onto land zoned as 'predominantly residential' on the Peel Local Plan 1989. The terrace itself is within the Peel Conservation Area. It is proposed to 1. Deck the existing rear yard and provide access with steps to the rear bank 2. Deck an area on the rear bank to provide improved amenities 3. Terrace the remaining area on rear bank to reduce steep elevation. Part of the decking structure has already been completed on site and thus this is partly retrospective. Whilst the red site boundary includes the sloping bank, this does not form part of the established residential curtilage of the property. This land is zoned 'predominantly residential' and whilst the dwellings backing onto this land have encroached into it in places it is largely still a rough and vegetated bank. The proposed development is in 3 parts. The decking of Area A is unobjectionable but the new steps are referred to in Area A and these steps are to lead down to another new area of decking which would be elevated on stilts. The base level of this area would be higher than the neighbour to the south and it is judged that this would be unneighbourly and would affect the privacy of Number 50. If this decking area was to be lowered it may be acceptable. The applicant has apparently bought the strip of land to the west (industrial land) but in planning terms there is no approval which allows the use of this land for residential purposes. A terracing effect would change the character of this bank which provides an effective buffer between Glenfaba Road and the Industrial Estate. Area C should not be permitted for residential purposes. ### Recommendation Recommended Decision : Refused Date of Recommendation : 13.07.2004 ### 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 R 1. Whilst the introduction of decking in 'Area A' is in itself unobjectionable, the proposals for this Area include the formation of steps to Area B where it is proposed to construct an elevated area of decking adjacent to the boundary with Number 50 Glenfaba Road. The base of the proposed decking would be higher than the patio level of Number 50 and it is judged that the residential amenities currently enjoyed by the adjoining dwelling would be adversely affected by the development. - 1. It is noted that part of the decking structure has been erected on site. This structure must be removed in its entirety from the site and the land returned to its former condition within 3 months of the date that this decision becomes final in accordance with the accompanying letter. Decision Made : ... Committee Meeting Date : ... dcreprec.doc ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations ### Written Representations We have received 1 private representations for this application. ### Consultations ### Policy ### Officer's Report The site relates to 48 Glenfaba Road, Peel. It is a terraced property which backs onto land zoned as 'predominantly residential' on the Peel Local Plan 1989. The terrace itself is within the Peel Conservation Area. It is proposed to 1. Deck the existing rear yard and provide access with steps to the rear bank 2. Deck an area on the rear bank to provide improved amenities 3. Terrace the remaining area on rear bank to reduce steep elevation. Part of the decking structure has already been completed on site and thus this is partly retrospective. Whilst the red site boundary includes the sloping bank, this does not form part of the established residential curtilage of the property. This land is zoned 'predominantly residential' and whilst the dwellings backing onto this land have encroached into it in places it is largely still a rough and vegetated bank. The proposed development is in 3 parts. The decking of Area A is unobjectionable but the new steps are referred to in Area A and these steps are to lead down to another new area of decking which would be elevated on stilts. The base level of this area would be higher than the neighbour to the south and it is judged that this would be unneighbourly and would affect the privacy of Number 50. If this decking area was to be lowered it may be acceptable. The applicant has apparently bought the strip of land to the west (industrial land) but in planning terms there is no approval which allows the use of this land for residential purposes. A terracing effect would change the character of this bank which provides an effective buffer between Glenfaba Road and the Industrial Estate. Area C should not be permitted for residential purposes. ### Recommendation Recommended Decision: Refused Date of Recommendation: 13.07.2004 ### 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 R 1. Whilst the introduction of decking in 'Area A' is in itself unobjectionable, the proposals for this Area include the formation of steps to Area B where it is proposed to construct an elevated area of decking adjacent to the boundary with Number 50 Glenfaba Road. The base of the proposed decking would be higher than the patio level of Number 50 and it is judged that the residential amenities currently enjoyed by the adjoining dwelling would be adversely affected by the development. R 2. Area C does not fall within the residential curtilage of the site. The area is zoned as 'predominantly residential' on the Peel Local Plan 1989. Whilst the bank is not actively used for industrial purposes, it acts as a buffer between the residential properties along Glenfaba Road and the industrial area to the west. The domestication of this area by works to allow its use as a terraced garden area would reduce the effectiveness of this P.C. wants R 2 omitted. - 3. It is noted that part of the decking structure has been erected on site. This structure must be removed in its entirety from the site and the land returned to its former condition within 3 months of the date that this decision becomes final in accordance with the accompanying letter. Decision Made: ... Committee Meeting Date: ... --- *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/76000-german-48-glenfaba-road-decking-retrospective/documents/1412385*