Officer Report

Application No.: 16/00629/B Applicant: Ms Angela Little Proposal: Alterations, erection of an extension and creation of a patio area Site Address: 3 Mourne View Peel Isle Of Man IM5 1UJ Case Officer : Miss Lucy Kinrade Photo Taken: 21.06.2016 Site Visit: 21.06.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of 3 Mourne View, Peel, a modern detached bungalow situated in the small estate of ten dwellings located on the northern side of the A4 Main Road from Peel to Kirk Michael. The existing dwelling is sited on a spacious plot and orientated as to prevent overlooking on its neighbours, there is also a considerable amount of planting along the boundary to boost privacy. The surrounding properties in the estate are also of single storey and established in a similar style, size and design. The estate sits on high ground that slopes towards the coast and overlooks Peel Bay.

2.0 PROPOSAL - 2.1 The current planning application seeks approval for an extension to the rear of the property to create a sun lounge and to extend the patio area. - 2.2 The new sun lounge will project from the existing house by 6 metres; the basework will be finished in render to match the existing with the inclusion of louvred air bricks. The proposed pitched roof will have 2 Velux roof lights to each side and finished to match the existing. There will be a gable end glazing unit, a set of French doors to one side leading to the new patio area and a single door to the other leading to the existing patio.

3.0 PLANNING HISTORY - 3.1 There is one previous planning application for the site; PA 15/01016/B, this was granted approval for the alteration and extension to the existing dwelling to provide additional living accommodation and a new garage, along with an extension to the patio area and alteration to the driveway to provide additional parking.

4.0 PLANNING POLICY - 4.1 The property is situated within an area zoned as "Predominantly Residential" on the Peel Local Plan 1989. - 4.2 Due to the location of the site and the proposed works, we must consider all relevant policies from The Isle of Man Strategic Plan 2016 in 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; g) does not affect adversely the amenity of local residents or the character of the locality; (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 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."

5.0 REPRESENTATIONS - 5.1 Peel Commissioners have no objection to the current planning application (25/06/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (23/06/2016). - 5.3 Manx Utilities Authority have no objection to the planning application (06/07/2016).

6.0 ASSESSMENT - 6.1 The application seeks approval for the extension to the existing dwelling with a rear sun lounge and the creation of a new patio area. The fundamental issues to consider in the assessment are the impacts of the proposed development on the character and appearance of the existing dwelling and the impact on the neighbours in the surrounding area. - 6.2 The proposed extension is well designed and proportionately sized for the existing property, although housing a considerable amount of glazing there will be minimal visibility of neighbouring properties due to large amounts of vegetation along the boundary of the site, in particular the boundaries with number 10 and number 4. - 6.3 Standing in the position of where the proposed extension would sit on the site, you look down over the sloping garden towards the impressive and breath-taking views of Peel Bay and Peel Castle. The extension has been designed as such to frame this view and to allow for it to be enjoyed by all those who occupy the internal space. - 6.4 To conclude, the extension would be seen to have no adverse impact on neighbouring properties or on the existing property, and therefore deemed as an acceptable development. - 6.5 The proposed new patio is classed as development similar to that of decking, which can be carried out under the Town and Country (Permitted Development) Order 2012 under Class 21 Construction of Decking where by it meets the stated conditions, in particular for this application condition b is most prominent; "b) no part of the top surface of the decking may be more than 0.3 metres above the ground level as existed before the operations." - 6.6 Overall the proposed extension to the rear of 3 Mourne View will not be visible to neighbouring properties and have no adverse effect, it matches the existing in size, form and finish and will be seen as a beneficial extension to the existing property.

7.0 RECOMMENDATION - 7.1 On balance the application is considered acceptable and will be an enhancement to the property. It complies with the relevant polices of the Isle of Man Strategic Plan 2016, and the Peel Local Plan 1989 and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and Manx Utilities Authority; (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 08.07.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings 1315.1 and 1315.2 Proposed alterations to dwelling, and 1315.10 Proposed Sunroom Extension.

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

Decision Made : Permitted Date : 25.07.2016 Determining officer

Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control

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