DEC Officer Report

Application No.: 21/00446/B Applicant: Mr Aaron Schade Proposal: Erection of an extension to rear elevation Site Address: 14 Ballatessan Meadow Peel Isle Of Man IM5 1DU Planning Officer: Mr Nick Salt Recommended Decision: Permitted Date of Recommendation: 20.07.2021 _________________________________________________________________

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 proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information; This approval relates to the following plans and drawings received on 10 May 2021 and referenced: 423-01 - Location Plan, Existing and Proposed Plans & Elevations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to a modern semi-detached two-storey dwelling on the south side of Ballatessan Meadow in Peel, constructed in the early 2000's. The site adjoins no.16 to the east and is adjacent to no.12 to the west.

1.2 The site does not relate to any Registered Building and is not within a Conservation Area. It is within a Predominantly Residential area as designated by the Peel Local Plan. - 1.3 The land to the rear has recent planning approval (19/01155/B) for 47 dwellings.

2.0 THE PROPOSAL - 2.1 Proposed is a single storey mono-pitch rear extension. The extension would cover a width of most of the rear elevation, at 8.25 metres, projecting from the main rear elevation by

• 4 metres. The extension would be 2.5 metres to the eaves and 3.4 metres to where the roof adjoins the main dwelling. Bifolding doors are proposed to the rear, and materials would match the existing.

3.0 PLANNING POLICY - 3.1 The site falls within an area designated as Predominantly Residential in the Peel Local Plan. As such, General Policy 2 (GP2) of the Isle of Man Strategic Plan is the key policy in the consideration of this application. - 3.2 GP2 states that 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:

• (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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 DEFA's Residential Design Guidance (2019) is a material consideration. It sets out guidelines for residential extensions in terms of both appearance and avoiding negative impacts on the residential amenity of neighbours.

4.0 PLANNING HISTORY - 4.1 08/01922/B - Erection of conservatory to rear elevation. APPROVED Dec 2008. - 4.2 12/01582/B - Erection of a first floor extension above garage. APPROVED Jan 2013.

5.0 REPRESENTATIONS - 5.1 DoI Highways have confirmed that there is no highways interest in the application (07.06.21).

6.0 ASSESSMENT - 6.1 The key considerations in the assessment of this planning application are the visual impact on the character and appearance of the site and wider street scene, and the amenity of the neighbours. - 6.2 Design and Appearance

• 6.2.1 The site dwelling, and street scene more broadly, is characterised by modern twostorey dwellings. Some of these feature extensions, including the site dwelling which has been extended at first floor level.
• 6.2.2 The proposed rear extension would be sited to the rear of the dwelling and would not project beyond the side elevations of the main dwelling. Due to the proximity of the neighbouring dwellings to either side and the single storey nature of the proposal, it would not be readily visible from the public highway or footpath in front of the site. The mono-pitch single storey design and use of matching materials as proposed will ensure subservience to the main dwelling, and the 4-metre projection would ensure that the works do not result in a cramped or contrived layout within the curtilage.

• 6.2.3 Given the siting of the extension to the rear of the dwelling, it is considered that the proposal will have a neutral impact on the character and appearance of the street scene. It is concluded therefore that the proposed rear extension would be in accordance with GP2 of the IOMSP.

6.3 Residential Amenity

• 6.3.1 It is essential that any proposed residential extensions account for the siting and proximity of neighbouring dwellings and avoid any unacceptable impacts from overlooking, overshadowing or overbearing. This is set out in GP2 and in the Residential Design Guidance which applies 25- and 45-degree shadowing rules and the 20m overlooking rule.
• 6.3.2 The extension would introduce bifolding doors to the rear at ground floor level. These would not adversely impact the proposed new dwellings to the south given the presence of appropriate screening to the southern boundary of the garden at no.14. There would be no direct views into neighbouring dwellings within 20 metres.
• 6.3.3 The extension would run approximately 0.4 metres from the common boundary with both no.16 and no.12. The mono-pitch design, the limited height of the extension of between 2.5 and 3.4 metres, and the 4-metre projection, would ensure that unacceptable levels of overbearing or overshadowing are avoided. Any such impact would be similar to a smaller extension which could be built under permitted development and would not be unusual or excessive for a residential area. The neighbouring dwellings would retain good outlook and access to sunlight - with rear elevations facing south.
• 6.3.4 Overall, the proposal is considered to be in accordance with GP2 and with the Design Guidance with regard to residential amenity.

7.0 CONCLUSION - 7.1 In summary, the proposal is considered to accord with General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area, and the residential amenity of the neighbours.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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.

Decision Made: Permitted Date: 20.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.