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18/00124/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00124/B Applicant : Mr Nicholas Mitchell Proposal : Roofing works to dwelling and workshop (retrospective) Site Address : 24 Church Street Peel Isle Of Man IM5 1HL
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.04.2018 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
Plans/Drawings/Information;
This approval relates to the site location plan, 2 x photograph of the roof and a supporting hand written statement all date stamped and received 07/02/2018, and an associated email dated 08/02/2018.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
1.0 SITE 1.1 The application site is the residential curtilage of 24 Church Street, Peel, a three storey mid terrace dwelling situated on the western side of the main road and sitting at the southern end of the street.
1.2 Church Street is part of the Peel Conservation Area; it is also a well-used route through the town. The existing property fronts directly on to the road. The dwelling has a main pitched roof finished in dark grey slates. A small roof light exists on the rear roof slope.
1.3 Within the rear yard there is an existing single story workshop with a corrugated roof.
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18/00124/B Page 2 of 3
1.3 The information submitted within the application indicated that the roof was replaced in 2008 and later repaired in 2016. No other information is available.
2.0 PROPOSAL 2.1 The current application seeks planning approval for the retrospective replacement of the roof tiles of the main dwelling and the retrospective replacement of the corrugated workshop roof.
3.0 PLANNING HISTORY 3.1 The application site is subject to a concurrent application for a Certificate of Lawful Development for the installation of windows. This application is still pending consideration.
4.0 PLANNING POLICY 4.1 The property is situated within an area zoned as "Mixed Use" and also within a designated Conservation Area as identified on the Peel Local Plan 1989. In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains two polices which are considered materially relevant to assessment of this current planning application:
4.2 Environmental Policy 35 states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.3 General Policy 2 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:
(n) is designed having due regard to best practice in reducing energy consumption."
5.0 REPRESENTATIONS 5.1 Peel Commissioners do not object to the application (20/03/2018).
5.2 The Department of Infrastructure Highway Services have indicated no highways interest in the application (02/03/2018)
6.0 ASSESSMENT 6.1 The roof slates installed on the dwelling are matching in both colour and size with those slates on neighbouring dwellings. These tiles are appropriate and sympathetic to the character of the existing dwelling, the terrace and the wider Conservation Area.
6.2 The installation of roof lights in residential dwellings is not uncommon, for dwellings outside of Conservation Areas you can install up to 3 per roof slope without prior planning approval. It is unknown if the roof light on the existing property existed prior to the replacement of the roof tiles. Nonetheless its relatively small size and location on the roof limits impact on the character of the area is mostly formed by the front elevations along Church Street.
6.3 The rear workshop is not readily visible from public vantage point. The alteration and replacement of the roof is not considered to impact or detriment the character of the Conservation Area.
7.0 CONCLUSION
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18/00124/B Page 3 of 3
7.1 Overall it is considered that the roofing works to the workshop are acceptable. The roofing works on the main dwelling house are also considered acceptable and to preserve the character of the Peel Conservation Area in line with EP35. The replacement tiles are also likely to work towards improving the internal thermal efficiency of the dwelling in line with part (n) of GP2. The application is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 06.04.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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