Officer Report

Application No.: 15/01331/B Applicant: Gavin Dillon Proposal: Erection of a two storey extension to side elevation and a single storey extension to rear elevation Site Address: 27 Creggans Avenue Peel Isle Of Man IM5 1DE Case Officer : Miss Melissa McKnight Photo Taken: 21.12.2015 Site Visit: 21.12.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 27 Creggans Avenue, a two storey semi-detached dwelling located on the eastern site of Creggans Avenue, Peel. - 1.2 Immediately neighbouring the application dwelling to the north is No. 25 Creggans Avenue. To the south of the application site are Nos 19 and 21 Ballatesson Meadow.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the erection of a two storey extension to the south east elevation and a single storey rear extension. - 2.2 The two storey side extension would project just less than 2.6 metres from the side elevation and would have a length of 7.8 metres, at first floor, to match the main house and 9.1 metres at ground floor. The extension would have a pitched roof with a ridge height of 7.5 metres that would also match the main dwelling. - 2.3 The single storey extension would extend just less than 6.6 metres from the rear elevation of the two storey extension. The proposed rear extension would have a maximum height of 3.6 metres. - 2.4 The proposed extensions would be finished in materials to match the main house.

3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Peel Local Plan 1989. - 4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant 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."

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 Town Commissioners do not object to the planning application (22/12/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the planning application (15/12/2015).

6.0 ASSESSMENT - 6.1 As there are two different elements to this current planning application it is necessary to assess each element separately having regard to the impact upon neighbouring residential amenity, the existing dwelling and the impact upon the street scene. Firstly, the two storey extension will be assessed. - 6.2 It is considered that the two properties that would be most affected would be Nos. 19 and 21 Ballatesson Meadow. The two storey extension would be erected between 100 and 500mm from the timber boundary that is shared with the rear of Nos. 19 and 21 Ballatesson Meadow. The rear elevations of the adjacent properties are approximately 10 metres from the boundary. - 6.3 Of concern is the outlook from the rear of Nos. 19 and 21 Ballatesson Meadow. Given the orientation of the dwelling it is not considered that the proposed development would result in considerable levels of loss of light. - 6.4 The existing south east elevation of the application dwelling has one window on the ground floor that serves the existing kitchen. At present there is a limited outlook from the rear of the

• adjacent properties by reason of their orientation and proximity of other built development, including the application dwelling. The direct outlook from the rear of Nos. 19 and 21 Ballatesson Meadow is the gable wall of the application dwelling. On balance, it is considered that the extension, whilst being closer to Nos. 19 and 21 Ballatesson Meadow than the existing gable end, would not impact upon their current outlook to a level or scale that would warrant refusal of the application.
• 6.5 Turning to the impact of the two storey extension upon the street scene of Creggans Avenue, it is not considered that the development would have a harmful impact upon the street scene of Creggans Avenue. The application dwelling is sited at the end of Creggans Avenue and as previously mentioned, the application dwelling is semi-detached. There is no through road to Ballatesson Meadow from Creggans Avenue and this particular section of Creggans Avenue is accessed only by a small number of people. The application dwelling is not viewed within the wider street scene.
• 6.6 The two storey extension would not be visible from the junction of Corrin's Way with Creggans Avenue by reason of its siting. The extension would be visible from Ballatesson Meadow, between No. 17 and No. 19. Nonetheless, the design and form of the extension would not appear completely incongruous and would integrate well with the existing dwelling. The extension, by reason of its overall size and orientation, from the visible point of Ballatesson Meadow would not appear prominent in the street scene. Overall, the two storey extension is not considered to result in an adverse impact upon the street scene or harm public amenity in general.
• 6.7 Turning to the single storey extension, as there is glazing within the north western elevation of the extension it is imperative that the proposal would not give rise to increased levels of overlooking upon No. 25 Creggans Avenue.
• 6.8 The application site and No. 25 Creggans Avenue is bounded by a timber fence that has a height of approximately 2 metres. The proposed doors would have a total height of 2 metres and as such any views from the proposed family room would be directly towards to existing boundary. Therefore, the proposed would not give rise to any increased levels of overlooking.
• 6.9 The single storey extension would protrude above the existing fence boundary however the level and scale of development that would be visible from the immediate neighbouring properties would not be of a scale that would warrant a reason for refusal.
• 6.10 The single storey rear extension would not be visible from within the street scene and would therefore have a minimal, if any, impact upon the street scene.

7.0 RECOMMENDATION - 7.1 For the reasons set out above, the planning application is recommended for 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 considered material, in this case, Department of Infrastructure Highway Services; (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: 07.01.2016 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.

N 1. The applicant should be aware that this approval does not authorise the undertaking of any development under, over or on land which is not in their ownership or control.

This approval relates to DRAWING No:- GD/1/15 date stamped as received 9th December 2015.

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: 08.01.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.