Planning Officer Report

Planning Officer Report And Recommendations {{table:13365}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of the semi-detached dwelling located on Tynwald Road in Peel. The property contained within the application is a two-storey semi-detached dwelling. It is surrounded by existing residential development.

The Proposal

1. The proposal comprises the enclosure of an existing balcony with a fold aside window.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

1. Planning application 11/00676/B sought planning approval for alterations, erection of extension to dwelling and driveway amendments. This previous planning application was approved on the 28th June 2011.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 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."

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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."

REPRESENTATIONS

1. At the time of writing no representations had been received.

ASSESSMENT

1. The planning application seeks planning approval for the enclosure of an existing balcony with a fold aside window. The proposal is essentially an amendment of part of the development approved under previous planning application 11/00676/B and currently under construction.
2. The alteration from the approved development to this proposed development is relatively minor and does not unduly affect public amenity. Given the position of the balcony area and proposed development on the front elevation of the dwelling it is considered that the proposal does not unduly affect private amenity. There are no alterations to highway or parking arrangements and therefore no impact on highway safety.
3. The proposal is not considered to affect any other obvious material planning consideration.

RECOMMENDATION

1. It is recommended that the planning application be approved.

Recommendation
Recommended Decision: Permitted
Date of Recommendation: 09.12.2011

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.

This approval relates to drawing no. 2011/41/01 date stamped the 8th November 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 22/12/11

Signed : ... Michael Gallagher Director of Planning and Building Control

OR

Signed : ... Jennifer Chance Development Control Manager