Officer Report

Application No.: 25/90210/B Applicant: Mr Graham Furner Proposal: Replacement of garage door with glass door and windows (retrospective) Site Address: 10 Close Quane Peel Isle Of Man IM5 1PY Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.04.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 5th March 2025;

• o Site Plan
• o Location Plan
• o Glazing Quotation
• o Photo of Drawing No.2 Rev 02
• o Photo before
• o Photo existing _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Highway Services - no objection _________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 10 Close Quane, Peel which is a detached dwelling situated to the Southern end of the Close Quane cul-de-sac.

1.2 The property currently has a driveway to the front, which is suitable for two car parking spaces. THE PROPOSAL - 2.1 The current planning application seeks approval for the retrospective alteration of the existing garage door with a glass door and side panels with top opening windows. The aperture is the same size. PLANNING HISTORY - 3.1 There is one previous application which is relevant in the assessment of this application, PA15/01191/B which was for, "Alterations, erection of an extension and rendering works to dwelling," which was approved. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989, Map. The property is not within a Conservation Area or a Flood Risk Zone.

- 4.2 PEEL LOCAL PLAN 1989

• 4.2.1 The Peel Local Plan 1989 makes reference to the following policies as relevant to the assessment of applications within the application site, 5.3 and 5.12 -5.15, of which none are relevant for this application.

4.3 ISLE OF MAN STRATEGIC PLAN 2016

• 4.3.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b, c, g, h, i) - general standards towards acceptable development visual and neighbouring amenity
• o Paragraph 8.12.1 - supports principle of residential development in zoned areas
• o Environment Policy 23 - any increased impact on neighbours.
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Transport Policy 7 in connection with Appendix 7 - general parking standards
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

4.4 RESIDENTIAL DESIGN GUIDANCE

• 4.4.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• o Section 5 Architectural Details
• o Section 7 Impact on Neighbouring Properties

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site has suitable off-street parking with the loss of the garage." (20.03.25)

5.3 No comments have been received from Peel Town Commissioners at the time of writing this report, 25.04.25. ASSESSMENT

6.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

6.2 In the case of this application, the property is situated to the end of a cul-de-sac, as such whilst the works are within a public vantage point, it would only be via anyone travelling down the cul-de-sac. Whilst this is the case, the alteration from a garage into additional living accommodation, which includes the change of garage door, is becoming a regular alteration within a residential environment due to garages being too small for modern day cars. As such the character and appearance of the alteration is deemed acceptable and should not impact how the property is viewed within the streetscene.

6.3 Turning towards neighbouring amenity, the works due to their location and the works themselves are unlikely to impact the neighbouring amenity of the surrounding properties.

6.4 With regards to the alteration to the garage door, there is potential that this could mean the removal of a car parking space, which could mean that the property would not comply with Transport Policy 7 in connection with Appendix 7. Whilst the proposal would be removing one car parking space within the garage, there is a driveway to the front of the dwelling which is enough for two vehicles which is deemed to comply with Transport Policy 7 in connection with Appendix 7. CONCLUSION - 7.1 Overall the proposal is considered to be acceptable by not resulting in any new or increased impacts on the public highway nor will it impact the visual amenity of the surrounding streetscene or neighbouring amenity and as such the proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this

decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal. Decision Made : Permitted Date: 30.04.2025 Determining Officer Signed : C BALMER Chris Balmer Principal Planner

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