Planning Officer Report

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is the residential curtilage of an existing dwelling which is part of the terrace of twenty three properties which curve around Christian Street down Stanley Road on the northern side. The property is two and a half storeys with its ridge running parallel to the main road and with the front elevation directly onto the pavement in front. The rear elevation backs onto a garden which steps up to a level part way between ground and first floor levels inside the house. The rear garden is 8.7m long from the rear of the main dwelling and 5.9m from the rear of the single storey annex which stretches across all of the rear elevation but in two parts - one a glazed roofed annex and the other, slightly lower felt roof which projects out slightly further (0.5m) than the glazed annex.

1. The rear garden has views over the top of the land to the north east which is generally lower than the site and its neighbours. The land to the east is generally rear gardens of neighbouring properties.

The Proposal

1. Proposed is the extension upwards of the existing right hand part of the rear annex and the replacement of the left hand part, a first floor bathroom will be provided in the higher part and a large rooflight provided within the left hand rebuilt part. The steps in the rear garden are to be re-arranged and there are to be internal changes to the layout of the property which do not require planning permission as they do not materially affect the appearance of the property (TCP Act 1999 Section 6(3)(a)(i and ii).

1. The right hand part of the existing extension will be raised by 2.7m at its highest which will be 850mm higher than the side boundary wall which forms the eastern wall of a lean to annex of number 12 which slopes downward into their rear yard.

Planning Status And Policy

1. The site lies within an area of Mixed Use on the Peel Local Plan of 1989. The site also lies within Peel's Conservation Area.

1. As such, the following policies are considered relevant in this case:

"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:

Application No.:	12/01121/B
Applicant:	Mr Bruno & Mrs Jill Cavellec
Proposal:	Alterations and extension to rear of dwelling
Site Address:	10 Stanley Road Peel Isle Of Man IM5 1NX

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; 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 adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services.

Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

1. Planning permission was sought and granted for the replacement of windows and doors under PAs 92/0168, 08/1108 and 11/0608.

Representations

1. Peel Town Commissioners and Highways Division indicate that they do not oppose the application.

Assessment

1. The extension will not significantly change the impact of the rear annex on neighbouring property and will not be particularly visible due to the location and height of the property in relation to the adjacent land. The extension is neatly designed and has no adverse visual impact. The alterations in the rear garden are minimal and will not have any adverse impact on the surrounding area or the neighbouring properties.

1. As such the application is recommended for approval and is considered to comply with GP2 and EP 35.

Party Status

1. The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 10.09.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the alterations and extension at the rear of the property, as shown in drawings 1206/1, 1206/2, 1206/3, 1206/4 and 1206/5 all received on 8th August, 2012.

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

Decision Made : Permitted Date : 12/01/12

Determining officer (delete as appropriate)

Signed : G. H. Bunn Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager