Officer Planning Report

Planning Report And Recommendations {{table:194344}} {{table:194345}} {{table:194346}} {{table:194347}} ### Considerations {{table:194348}} ### Written Representations ### Consultations

Officer's Report

The Site

The application site represents the curtilage of the dwelling 3 Creggans Avenue, Peel, a semi detached two storey property located towards the main entrance of the estate. The attached neighbouring property, No. 1 Creggans Avenue has had a single storey extension constructed to the rear elevation.

Planning Status

The application site is located within an area identified as being Predominantly Residential Use by the Peel Local Plan (Planning Circular 6/89). The site is not within a Conservation Area.

Within the adopted Isle of Man Strategic Plan, the following are considered to be relevant in the assessment and determination of this application:

General Policy 2, 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."

Paragraph 8.12.1 which 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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Planning Application 03/01859/B sought permission for a single storey extension to the rear elevation of 1 Creggans Avenue (which adjoins the proposal site). This was permitted.

Planning Application 04/01424/B sought permission for a single storey extension to the rear elevation of 5 Creggans Avenue (which adjoins the proposal site). This was permitted.

Representations

The Department of Transport Highways Division does not oppose this application. Peel Town Commissioners have not commented on this application. We have received no privately written representations in relation to this planning application.

The Proposal

This application seeks approval for the erection of a single storey extension to the rear elevation of the property to provide additional living accommodation. This would replicate the design and construction of the rear extension of 1 Creggans Avenue.

Assessment

The proposed extension would provide additional accommodation of approximately 30 sq.m and would be attached to the neighbouring rear extension. There would be no additional overlooking of either adjacent property as a result of the proposed extension and as such the private amenity of both neighbours would be adequately protected.

The extension would be built on part of the rear garden of the property however an acceptable area of outdoor space around the extension would be retained to serve the dwelling.

Overall the application as proposed is considered to comply with the provisions as set out within General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan.

Recommendation

It is recommended that the application be approved.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division does not oppose this application.

Peel Town Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.02.2008

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 approval relates to the erection of an extension as shown by the submitted plan DB/1/07 submitted and date stamped 4th December 2007.

C 3. The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 15/2/08

Signed: _________________________ Mrs F Mullen Senior Planning Officer