Officer Report

Application No.: 25/90320/B Applicant: Mr Nick Barlow Proposal: Erection of single storey extension to rear elevation of existing dwelling Site Address: 18 Ballatessan Meadow Peel Isle Of Man IM5 1DU Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.06.2025 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The extension will be finished in materials that are reflective of the existing dwelling house and its design appropriate when regard is had to the non-traditional style of the dwelling. The proposal will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house. The proposal therefore complies with General Policy 2 and the Residential Design Guide.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped 25 and 26 March and 18 May 2025: Location Plan, Existing Plans and Elevations Site Plan Proposed, Proposed Plans and Elevations Rev 1 _________________________________________________________________ Right to Appeal No RTA to assess

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a detached 4 bedroom dwelling within the Balltesson Meadow development, to the southern side of Peel town. - 1.2 The dwelling is finished in a combination of render and brick to the walls with slate roof tiles and white uPVC fenestration. - 1.3 The property has off road parking and informal garden to the front and a private garden enclosed to the rear by fencing.

2.0 THE PROPOSAL - 2.1 The application seeks permission for a single storey extension at the rear of the dwelling. The extension will create a new family room access off the kitchen/diner. - 2.2 The extension will have a footprint of 4.3m x 5.65m and will be flat roof with a glazed lantern and bi-folding doors to the East elevation. - 2.3 The extension will be finished with painted render to the walls to match the existing dwelling.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential Use on 1982 Development Plan South Map and 1989 Peel Local Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

3.3 Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 The Residential Design Guide is a material consideration.

5.0 PLANNING HISTORY - 5.1 No relevant history.

6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Peel Town Commissioners - No comments received. DOI Highway Services - No comments received (confirmed no highways interest 15.04.25) MUA Electricity - No comments received. - 6.2 No representations have been received from members of the public.

7.0 ASSESSMENT - 7.1 The pertinent issues to consider are the impact of the proposed extension upon visual and residential amenity. - 7.2 The proposed development will allow the reconfiguration and modernisation of the ground floor accommodation. The contemporary, flat roof design is acceptable within the housing estate and will not be seen from outside the site. The appearance of the extension will not harm the character of the original dwelling. - 7.3 It is considered that the scale of the extension is not excessively large and is commensurate with the scale of the original dwelling and the rear garden, which will retain a good amount of space. - 7.4 The design and finished appearance of the extension utilises construction methods and finished that are already present on the dwelling and neighbouring properties, and so they are suitably reflective of the area in general. - 7.5 The limited height, siting and intervening boundary treatments will ensure that the extension does not give rise to any loss of light, outlook or privacy to neighbouring amenity.

8.0 CONCLUSION - 8.1 The extension will be finished in materials that are reflective of the existing dwelling house and its design appropriate when regard is had to the non-traditional style of the dwelling. The proposal will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house. The proposal therefore complies with General Policy 2, and the Residential Design Guide.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 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). - 9.2 Article A10 sets out that the right to appeal is available to:

• 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.

9.3 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. - 9.4 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.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by the Head of Development Management 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 : 05.06.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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