Officer Report

Application No.: 16/00355/B Applicant: Mr Neil & Mrs Christine Ecolango Proposal: Erection of a rear extension to replace existing conservatory / sunroom Site Address: 22 Ballatessan Meadow Peel Isle Of Man IM5 1DU Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing detached two storey dwelling which sits on the southern side of the Ballatessan Meadow estate road, looking out onto an oval shaped grassed area of Public Open Space. The property backs onto an undeveloped area which is designated on the Peel Local Plan of 1989 as proposed residential use. - 1.2 The house is one of a row of six identical houses with slightly different finishes and all with parking on a front driveway to the north of the dwelling. This property has a rear extension in the centre of the rear elevation which is in the form of a conservatory which projects out from the rear elevation by 4m, is 3.5m wide and 3m tall. THE PROPOSAL

2.1 Proposed is the demolition of the existing rear conservatory and its replacement with a single storey extension which will be wider than the existing, extending over to the eastern gable of the house. This side of the extension will be rendered with no window or door openings and the extension will have a tiled roof pitched at 15 degrees and finished to match the main roof. The apex of this will be 3.2m high and the eaves 2.1m to the underside of the soffitt. The drawings indicate that there is a boundary fence on each side which is around 1.8m high. PLANNING POLICY - 3.1 The site lies within an area designated on the Peel Local Plan as Residential. As such, the critical issues are those set out in General Policy 2 as follows:

"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 space 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".

REPRESENTATIONS

4.1 Department of Infrastructure Highway Services indicate that they have no highway interest (31.03.16).

4.2 Peel Town Commissioners indicate that they do not oppose the application (14.04.16). - 4.3 The neighbours at number 24, Ballatessan Meadow were contacted by letter to seek views by 22nd April, 2016: no response has been forthcoming.

PLANNING HISTORY

5.1 Since the approval of the dwelling as part of the estate in 2005 no applications have been submitted for this plot. ASSESSMENT - 6.1 The issue in this case is whether the proposed extension would have an adverse impact on the living conditions of those in number 24, Ballatessan Meadow. The neighbours have been consulted and have not responded.

6.2 There is an existing boundary fence which will screen much of the proposed extension which will be 1m from the boundary with number 24 which is positioned slightly further forward than the application site. Taking this into account, it is considered that the proposed development will not be unneighbourly nor have an impact on the amenities of those in number 24 such as would justify refusal of the application and as such the application is recommended for approval. PARTY STATUS - 7.1 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 (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: 25.04.2016 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 01B, 1616-03, 1616-02 and 01A all received on 23rd March, 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 03.05.2016 Determining officer

Signed :…………C BALMER……….. Chris Balmer Senior Planning Officer

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