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23/00261/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00261/B Applicant : Ms Wendy Jean Cull Proposal : Replacement roof window to front elevation Site Address : 68 Patrick Street Peel Isle Of Man IM5 1BS
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.04.2023 __
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 complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 13th February 2023; o Site Location Plan o Site Plan o Manufacture details for the proposed rooflight. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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23/00261/B Page 2 of 3
1.1 The application site is within the curtilage of 68 Patrick Street, which is an end terrace property situated to the West of Patrick Street, almost directly adjacent to the entrance to the rears of Roxwell Terrace.
THE PROPOSAL 2.1 The current planning application seeks approval for the replacement of the rooflight to the front elevation with a replacement rooflight measuring 0.55m by 0.70m which is to be grey on the outside and white on the inside.
PLANNING HISTORY 3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works." (17.03.23)
5.3 No comments have been received from Peel Commissioners at the time of writing this report.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.3 Overall the proposal is to replace an already existing rooflight with a rooflight of the same size and colour, which will ultimately match the existing roofing of the property. The proposed rooflight as per the details provided, will be more flush against the roof of the main property which will assist in there being less of an impact from the proposal. As such with the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. As stated above the proposal will be preserving the Conservation Area, as such the proposal complies with Environment Policy 35.
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23/00261/B Page 3 of 3
CONCLUSION 7.1 The proposed rooflight is deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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: 24.04.2023
Determining officer
Signed : A MORGAN Abigail Morgan
Principal Planner
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