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1.1 The application site is the curtilage of 29 Ballellis, Peel which is a semi-detached dwelling situated to the southern side of the highway. The property is situated at the end of the cul-de-sac which serves a number of properties. There is open space to the rear of the properties in the form of agricultural land.
2.1 Full planning approval is sought for the replacement of the existing garage door with a window and wall beneath, along with an enlarged driveway to the front of the property to accommodate two parking spaces.
2.2 Also proposed is a new front porch, which would measure just under 2sqm; it would have an angled roof, dropping away from the front of the property and finished to match the existing dwelling. As originally submitted, the plans were not clear but appeared to show that the existing front door is to be included in the porch. Subsequent to the application's submission, the applicant submitted a drawing of the proposed replacement door, which appears to be a uPVC four-panelled unit complete with fanlight.
2.3 The site notice was not displayed when the site visit was conducted. The applicant was duly contacted and installed the site notice and provided a photograph to this end. A second site visit was carried out where the site notice was clearly displayed - photographic evidence is on the application file.
3.1 The dwelling was granted planning approval in 2003, while early in 2014 planning approval was granted for a replacement conservatory roof to the rear of the dwelling.
4.1 The application site is within 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 of the Isle of Man Strategic Plan. The relevant extract reads: "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:
5.1 Highway Services offered no objection to the proposal on 8th January 2015. 5.2 Peel Town Commissioners, in correspondence date-stamped as having been received 16th January 2015, recommend the application be approved.
6.1 Both the elements of development proposed could, in many cases, be carried out under permitted development rights. The assessment should be seen in this context. 6.2 In respect of the proposed alterations to the garage and additional driveway proposed, it is unfortunate that a large area of garden is proposed to be lost but, equally, some is to be retained. The area is characterised more by long strips of driveway and grass rather than by strong boundary treatment to the highway. It is therefore considered that, while the expanse of garden to be lost to driveway is unfortunate, it is not significant enough given the context of the area to warrant the application's refusal. 6.3 The proposed porch would not match that of the neighbouring semi-detached dwelling, but its small size is considered such as to be acceptable in terms of scale and form and would not have any harmful implications from the point of view of the dwelling or amenity of the area as a result. 6.4 The replacement door is considered acceptable. Since no permitted development rights apply to works that have not been undertaken, the additional door plan should be added to the list of plans with which the development should be undertaken in line.
7.1 On the basis of the above, it is recommended that the application be approved.
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.
Recommended Decision: Permitted Date of Recommendation: 02.02.2015
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.
The approval hereby issued relates to the following plans, date-stamped as having been received 19th December 2014 and 30th January 2015: the Location Plan (scale 1:1000), P-01, P-02 and the letter from the applicant (dated 28th January 2015).
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: 3.2.15
Signed: ... Chris Balmer Senior Planning Officer
Signed: ... Michael Gallagher Director of Planning and Building Control
Signed: ... Jennifer Chance Head of Development Management
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