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18/00834/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00834/B Applicant : Mr Lee Dixon Proposal : Alterations and rear extension to property Site Address : 11 Bridge Street Peel Isle of Man IM5 1NF
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.09.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information:
This decision relates to drawing LD/1/18 received on 6th August, 2018.
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Interested Person Status - Additional Persons
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Officer’s Report
THE SITE 1.1 The site is the curtilage of 10, Bridge Street, a terraced dwelling which sits opposite the junction of Bridge Street and Stanley Mount, on the south western side of Bridge Street. The street is characterised by mostly traditional Manx cottages with vertically proportioned windows, slated roofing and central plain front doorways. The application site is different in that the frontage is wider than many of the others and the windows have been changed at some point to be more horizontally proportioned and have a large bottom single light and two small upper opening casements, all framed in dark brown coloured uPVC.
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18/00834/B Page 2 of 3
1.2 At the rear the property has a two storey pitched roofed bedroom and kitchen annex on the southern side of the rear elevation and alongside a ground floor lean to roofed stairwell annex. To the side of this is a two storey flat roofed annex which accommodates a store and bathroom.
1.3 To the rear of the site is an area of green garden space associated with 27 and 29, Factory Lane. The property itself has a small rear yard and no garden.
THE PROPOSAL 2.1 Proposed is the rebuilding of the flat roofed extension and the single storey annex alongside as one structure, retaining the footprint of the two storey annex and not extending it any further but bringing further out the central annex. The extension will be finished in painted render to match the rest of the rear annex and a new flue will be inserted into the existing chimney breast at the rear. The proposal will not create any significant additional floor space but will allow better use and more modern standards of construction for the bathroom, landing, stairwell and shower room and cloakroom within.
PLANNING POLICY 3.1 The site lies within an area designated as Mixed Use on the Peel Local Plan of 1989 and within the town's Conservation Area. As such, the following policies within the Strategic Plan 2016 are relevant:
General Policy 2: "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:
(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; (g) does not affect adversely the amenity of local residents or the character of the locality and (n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 35: "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."
3.2 EP 35 echoes the provisions of the Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man.
PLANNING HISTORY 4.1 The roof was replaced under 93/01696/B.
REPRESENATIONS 5.1 Highway Services have no objection, noting that, the proposals would provide additional living accommodation which would not change the site parking demand. There is no site parking and no room to create such. The existing site access arrangements would remain as at present. No new highway issues should be created as a result of the development. Highway Services does not oppose the application (07.09.18).
ASSESSMENT 6.1 The works are confined to the rear of the property and as such have no impact on the character or appearance of the Conservation Area.
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18/00834/B Page 3 of 3
6.2 The proposal does not introduce any new windows but bring forward by 1m the central part of the rear elevation but reduce the number of first floor windows from two to one. The closer proximity to the rear boundary is not considered to result in any significant or adverse impact on the living conditions of those who own the garden beyond the rear boundary wall as this closer proximity is only 1m and mitigated by the fact that the number of windows is being reduced.
6.3 The rebuilding of the rear annex in cavity walling is likely to bring about greater heat efficiency and energy saving within the property.
CONCLUSION 7.1 The proposal is considered to accord with the requirements of GP 2 and does not conflict with the provisions of EP 35 or PPS 1/01 and is supported.
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.
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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.
Decision Made : Permitted
Date : 14.09.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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