Officer Planning Report Recommendation

Application No.: 08/01093/B Applicant: Mr & Mrs Watson Proposal: Conversion of garage to provide additional living accommodation Site Address: - 15 Ballellis - Ballawattleworth Estate - Peel - Isle Of Man - IM5 1WZ ### Considerations Case Officer: Mr Richard Wilshaw Photo Taken: - Site Visit: Delegation - Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Peel Town Commissioners Notes: Consultee:** T M Crookall MHK

Officer's Report

The Site

The application site represents the curtilage of 15 Ballellis, Ballawattleworth, Peel. The property is a semi-detached two-storey dwelling which faces south west onto the Ballellis cul-de-sac.

Planning Status

The site is located within an area identified as being Predominantly Residential Use by the Peel Local Plan 1989. The site is not within a Conservation Area. Within the Isle of Man Strategic Plan 2007, the following are considered 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 of the Isle of Man Strategic Plan 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

There have been no previous planning applications considered relevant to the assessment and determination of this application.

Representations

Peel Town Commissioners are yet to comment on this planning application. The Department of Transport Highways Division have issued a note relating to off street parking. Mr T M Crookall MHK has expressed an interest in this planning application. The Isle of Man Newspapers have expressed an interest in this planning application.

The Proposal

The application seeks approval for the conversion of garage to provide additional living accommodation.

Assessment

The proposed garage conversion is considered to comply with the provisions of the general policy as set out within Paragraph 8.12.1 of the Isle of Man Strategic plan in that they would not have an adverse impact on either the adjacent property or the surrounding area in general. The materials and finishes proposed would ensure the conversion will be in-keeping.

The main concern with a conversion such as what is proposed is the decrease in car parking provision. In this instance the proposed garage conversion will still provide two car parking spaces on the driveway which is required by the Department of Transport.

Recommendation

It is recommended that the application be permitted.

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:

Peel Town Commissioners Department of Transport Highways Division Accordingly the following are not awarded party status: Mr T M Crookall MHK The Isle of Man Newspapers

Recommended Decision: Permitted

Date of Recommendation: 11.08.2008

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. The external finishes of the conversion must match those of the existing building in all respects. C 3. This permission relates to the conversion of garage as shown in drawings and information 01093/1, Drawing Number 02, Drawing Number 03 submitted and date stamped 5th June 2008.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Permitted Date :

Signed : M. I. McCauley

Director of Planning and Building Control