Officer Report

Application No.: 14/01391/B Applicant: Mr & Mrs Graham Gell Proposal: Alterations and erection of extension to rear elevation of dwelling Site Address: 18 St Germans Place Peel Isle Of Man IM5 1BZ Case Officer : Miss Melissa McKnight Photo Taken: 06.01.2015 Site Visit: 06.01.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 18 St. German's Place, a three storey mid terraced dwelling located on the south western side of St German's Place in Peel.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the erection of an extension to the rear elevation in replace of two existing outriggers and the installation of two roof lights on the front roof slope each measuring 0.8 x 0.8 metres. - 2.2 The new extension would provide a kitchen and store and would form and 'L' shape with the kitchen section stretching the full width of the site. The overall extension would have a maximum depth of 8 metres and height of 2.8 metres and would have a similar form, appearance and size to the rear outrigger of No. 20 St. German's Place. The extension would be finished in materials to match the main dwelling with a glass fibre sheathing roof. - 2.3 Under the provisions of Class 28 of the Town and Country Planning (Permitted Development) Order 2012 the installation of the roof lights proposed do not require planning permission.

3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications. - 3.2 Planning approval was granted at No. 20 St. German's Place in 2010 under PA 10/00242/B for the demolition of the existing single storey rear outlets and the erection of a larger single storey rear extension.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Peel Local Plan 1989.

• Paragraph 9.15 states: "The character of the Conservation Area should be encouraged by positive schemes of action

• which will apply to areas and individual buildings and include the historic pattern of streets and spaces."
• Paragraph 9.16 states: "Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting."

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered relevant to the assessment of this current planning application:

"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;
• (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 of the Isle of Man Strategic Plan 2007 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 recommend that the application be approved (19/12/2014).

6.0 ASSESSMENT - 6.1 Given the level and nature of development proposed, there are two key issues to consider in the assessment of this current planning application. Firstly, the impact of the proposal on the residential amenity of No. 16 and No. 20 St. German's Place and secondly, the impact upon the appearance of the dwelling as viewed within the street scene. - 6.2 The proposed extension would be erected alongside the boundary walls shared with No. 16 and 20 St. German's Place. The extension would protrude above the boundary shared

• with No. 16 St. German's Place by 1 metre and 3 metres of the extension would project 0.7 metres above the boundary wall shared with No. 20 St. German's Place.
• 6.3 With regards to No. 16 St. German's Place, at present approximately 0.7 metres of the existing lean to structure protrudes above the boundary wall. The proposed extension would have the same depth as the existing structure. The increase in height of 0.3 metres is considered to relatively modest, in somewhat minor, and as such in terms of the impact upon the residential amenity of No. 16 St. German's Place, the development proposed is deemed acceptable.
• 6.4 As mentioned in the Planning History section of this report, No. 20 St. German's place was granted planning permission in 2010 for a similar extension. The kitchen extension would be built alongside the rear extension of No. 20 St German's Close. The elongated section of the extension, that comprises a store, would be built opposite to the store of the neighbouring dwelling. Given the height of the boundary wall and the volume of the extension that would protrude above and be visible, it is judged that the amenity of No. 20 St. German's Place would not be detrimentally affected protected by the proposed development.
• 6.5 The principle of the development is deemed acceptable. The terrace displays a variety of rear extensions including one and a half storey projecting gables. What is proposed under this scheme is similar to No. 20 St. German's Place and overall would not appear uncommon or incongruous within the locality and as such is not considered to cause harm the street scene or public amenity in general.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and is therefore recommended for approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

12.01.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal

O : Notes attached to refusals

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.

This approval relates to DRAWING No:- GG/1/14 and 1 x Photograph showing the rear elevation of the application dwelling both date stamped as received on 5th December 2014.

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

Decision Made : Permitted Date : 13.01.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management