Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of 14 Ballatessan Meadow, Peel which is a semi detached property situated to the southern side of the highway. The row of properties is made up of detached and semi detached dwellings. The property on the application site is two storey with a single storey adjoining garage. The application site adjoins 16 Ballatessan Meadow, this has the same layout as the application site.

The Proposal

1. The application seeks approval for the erection of a first floor extension above the existing garage. The extension would provide a bedroom and en-suite, there would be a window installed in the front elevation above the garage and a window at first floor in the rear. The extension would be finished to match the existing property.

Planning History

1. The residential development was permitted in 2000 with further amendments to the scheme submitted and permitted in 2005.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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;

Application No.:	12/01582/B
Applicant:	Mr Aaron Schade
Proposal:	Erection of a first floor extension above garage
Site Address:	14 Ballatessan Meadow Peel Isle Of Man IM5 1DU

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.

6. Paragraph 8.12.1

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.

Consultations

1. Peel Commissioners have not commented

Assessment

1. The application seeks approval for the erection of a first floor extension above the existing garage. The main issues to consider in the assessment of the current application are the impacts on the character and appearance of the street scene and the impacts on the amenities of the local residents.
2. The extension would be stepped down from the ridge height of the existing dwelling and would be stepped back from the front elevation; it is therefore considered that the proposed extension would not result in a terracing effect.
3. There would be no windows in the side elevation therefore the proposal would not result in an increase in overlooking. Given that the windows in the front and rear would not be any closer to the neighbouring properties that the existing it is considered that the proposed development would not result in any undue loss of privacy or undue overlooking.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, 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.
2. 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

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 erection of a first floor extension above the garage as shown in drawings 121101/01 received 17th November 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 : 3-1-13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel H. L. (handwritten) Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager