DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 20/00428/B Applicant: Mr Stanley Yellop Proposal: Creation of a window to both side and rear elevations Site Address: 1 Cushag Drive Ballawattleworth Estate Peel Isle Of Man IM5 1WX Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.07.2020 _________________________________________________________________

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 application accords with GP2 b, c, g, h and i of the IOM Strategic Plan 2016.

Plans/Drawings/Information;

The application relates to drawing number 989-001 date stamped and received 23/04/2020, and email correspondence with the agent dated 18/07/2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The site is the residential curtilage of 1 Cushag Drive, Ballawattleworth Estate, Peel. The dwelling is a semi-detached two storey dwelling situated on the south side corner where Cushag Road joins with Oak Road. - 1.2 The dwelling has an attached single garage on the side elevation in front of which is a driveway with parking for up to 2 vehicles off the road.

2.0 THE PROPOSAL - 2.1 Proposed is the installation two small windows (both 625mm wide x 1050mm high) towards the rear of the garage one on the side gable elevation serving a small WC and another on the rear elevation serving a utility room. The remaining front part of the garage is to be used as a general store area, the garage door remaining in situ.

3.0 PLANNING HISTORY - 3.1 The dwelling has been subject to one previous application for the erection of a conservatory on the rear elevation although not considered to be materially relevant in the case of this application.

4.0 PLANNING POLICY - 4.1 The site is identified as being in an area of Predominantly Residential use as per the Peel Local Plan 1989. It is not within a Conservation Area. - 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is therefore relevant and which states in part: "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:

• 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;

• 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"

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Peel Town Commissioners have not commented on the application as of 22/06/2020 - 5.2 Department of Infrastructure Highway Services - No Highways Interest (18/05/2020). - 5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT - 6.1 The proposed windows are in keeping with the existing dwelling and not expected to result in any adverse visual impacts given the dwellings location within an existing populated residential estate of similar sized and style houses. - 6.2 In terms of amenity impact there are a number of existing windows throughout the rear elevation including the existing glazed conservatory; the addition of a window to the rear of the garage could be accommodated here without making worse the amenity impacts on the neighbours as a result of the existing windows. The WC window proposed on the side elevation would be a new feature on an existing blank gable, the dwelling sits on a corner plot where

• this gable faces towards the boundary with the road and beyond to the houses on the adjacent side of Oak Road. The window is at ground floor and is not to serve a habitable room. Existing boundary treatment coupled with the distance between the dwelling and over the main estate road is likely to limit any significant adverse impact on adjacent neighbouring amenity.
• 6.3 The agent has provided additional information for the proposal showing two car parking spaces remaining available on the driveway in line with the 2 space parking requirement of the IOM Strategic Plan 2016.

7.0 CONCLUSION - 7.1 In light of the above the proposal is considered to accord with GP2 (b, c, g, h and i) of the IOM Strategic Plan 2016.

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

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 28.07.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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