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23/00890/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00890/B Applicant : Mr Michael Taylor Proposal : Installation of replacement front door, replacement front ground floor window and roof solar thermal collectors (tubes) Site Address : 3 Peveril Road Peel Isle Of Man IM5 1NU
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.11.2023 __
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.
C 2. Notwithstanding the details provided the glazing situated within the proposed door, shown upon the quote dated received 16th November 2023, must be clear or etched glazing and kept as such thereafter.
Reason: to protect the Conservation Area.
This application has been recommended for approval for the following reason. The proposed works are 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), General Policy 2 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 3rd August 2023; o Location Plan o Existing and Proposed Front Elevation
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23/00890/B Page 2 of 4
This decision also relates to an email dated received 8th August 2023 which states which window is to be replaced and an email dated 10th November 2023, which states that they will omit the stained glass for clear glazing. Also a revised quote showing the proposed 'window specification' dated 17th November 2023.
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Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Isle of Man Victorian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 3 Peveril Road, Peel, which is a mid-terraced property situated to the North West of Peveril Road. The property is three stories high with an enclosed garden to the rear elevation.
THE PROPOSAL
2.1 The current planning application seeks approval for the following;
PLANNING HISTORY
3.1 There is one previous application which is relevant to this assessment PA93/00276/B which was for the "Replacement of windows" and was Permitted.
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
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23/00890/B Page 3 of 4
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state they have no Highways Interest. (14.06.23)
5.3 No comments have been received by Peel Town Commissioners at the time of writing this report.
5.4 Comments were sought from the Assistant Registered Buildings Officer who raised no objections to the proposal. (12.07.23)
5.5 The Isle of Man Victorian Society have written in to object to the proposal on the basis of the proposed windows and door being inappropriate for the area. They have no objection to the roof thermal collectors. (30.08.23)
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.
6.2.2 The proposed works can be separated into three parts, first the windows, second the door and third the installation of solar thermal collectors.
6.2.3 When looking at the proposed windows, whilst the proposal is to replace the existing with a casement window, which generally isn't accepted within a Conservation Area, the existing windows had approval under PA93/00276/B and as such the proposed windows will preserve the existing Conservation Area.
6.2.4 Several discussions have happened between the applicant and the officer of the application, to which the final proposed door is a two over two panel door, which with its removal of the stained glass (whilst shown on the drawing confirmation was received from the applicant to state they were going to accepted clear/etched glazing), the proposed door is acceptable for the Conservation Area.
6.2.5 Lastly turning towards the proposed solar thermal collectors, whilst these would generally be a very noticeable item within the streetscene, due to the properties height and its location, where views are awarded of the roof, these are from a distance. With this in mind and especially noting that no objection has been raised by the Assistant Registered Buildings Officer, the solar thermal collectors are deemed to preserve the Conservation Area.
6.2.6 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
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Conservation Area. Overall with the above in mind the proposal is deemed acceptable by terms of its form, mass and design by providing a suitable shed for a residential property.
6.4 NEIGHBOURING AMENITY
6.4.1 Turning towards the impact upon neighbouring amenity due to the work proposed, it is not deemed to impact neighbouring amenity.
CONCLUSION
7.1 The proposed works are 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), General Policy 2 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 the Head of Development Management 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 : 17.11.2023
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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