**Document:** Officer Planning Report Recommendation **Application:** 08/01922/B — Erection of conservatory to rear elevation **Decision:** Permitted **Decision Date:** 2008-12-01 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86460-german-14-ballatessan-meadow-conservatory/documents/1533424 --- # Officer Planning Report Recommendation ### Considerations [Table omitted in markdown export] [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site comprises the curtilage of an existing property at 14 Ballatessan Meadow, Peel. The property is a two storey, semi-detached dwelling with a relatively large rear garden, which is located approximately half way into the estate on the southern side. #### Planning Status The application site is located within an area zoned as "Residential Use" by the Peel Local Plan adopted by Tynwald in 1989. Within the adopted Isle of Man Strategic Plan 2007, General Policy 2 is considered specifically material in the assessment of this planning application. This states: "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; and - (n) is designed having due regard to best practice in reducing energy consumption." Paragraph 8.12.1 is also considered relevant. This states: "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". ### Planning History Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically relevant to the assessment of the current planning application as they related to the layout of the estate. ### The Proposal The planning application seeks approval for the erection of a uPVC conservatory to the south east elevation of the property. It would measure approximately 4m x 3m with a height of 3.2m (to maximum ridge height) with a 600mm dwarf wall at the base which would be finished in a rough cast render to match the existing property. It would have white PVC frames, with blue tinted glass roof panels and a set of uPVC French doors. ### Representations Peel Town Commissioners have not commented on the proposal. The Department of Transport Highways Division has not commented on this application. Mr Crookall MHK has requested that he be kept informed of the outcome of this and all other Peel planning applications. ### Assessment The application site is located within an area of residential use within the Peel Local Plan, 1989. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007). Having assessed the proposed development against the provisions of General Policy 2, it is concluded that the scale, form and design of the conservatory are acceptable and represent a relatively common type of household extension. The existing 1.8m high fence which separates Numbers 14 and 16 Ballatessan Meadow combined with the installation of obscure glazing along the south east elevation would remove concerns of overlooking onto the neighbouring property. It is judged that the hipped roof line would reduce any impact that the conservatory would have upon number 16 and the orientation of the site would allow the conservatory to be sited closer to the boundary than may otherwise be acceptable. It is concluded that subject to a condition requiring the installation and retention of obscure glazing to the south east elevation, the proposed development is acceptable. ### Recommendation It is recommended that the planning application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - Peel Town Commissioners - The Department of Transport Highways Division Accordingly the following parties are not granted Interested Party Status: - Mr Crookall MHK ### Recommendation Recommended Decision: Permitted Date of Recommendation: 25.11.2008 ### 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 approval relates to the erection of a conservatory to the rear elevation of 14 Ballatessan Meadow, Peel, as shown by the submitted drawings 1922/1 and AT 959.1 date stamped 9th October, 2008. C 3. On construction, the elevation of the conservatory facing 16 Ballatessan Meadow must be fitted with obscure glazing and shall be kept and maintained as such thereafter. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made : Permitted Date: 26/11/08 Signed: [Handwritten signature] Acting Senior Planning Officer --- *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/86460-german-14-ballatessan-meadow-conservatory/documents/1533424*