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20/00182/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00182/B Applicant : Mr Howard And Mrs Helen Taylor Proposal : Installation of replacement natural slate roof, and installation of upvc fascia and guttering (retrospective). Site Address : 15 Factory Lane Peel Isle Of Man IM5 1NA
Principal Planner: Miss S E Corlett Photo Taken : 20.05.2020 Site Visit : 20.05.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.05.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The works are not considered to have a harmful impact on the character or appearance of the Conservation Area and are therefore in accordance with Environment Policy 35 and Planning Policy Statement 1/01
Plans/Drawings/Information;
This decision is based upon the information received on 17.02.20.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties 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):
15A, Factory Lane, as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as 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 Policy. __
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20/00182/B Page 2 of 4
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing building which sits on the north western side of Factory Lane. The property is a two storey cottage from the front and a three storey building at the rear with a single line of windows in each and a pedestrian door offset to the left.
1.2 Factory lane is a narrow street which accommodates vehicular and pedestrian traffic, without pavements and with many properties fronting directly onto the highway with some doors recessed in their doorways and strong stone flags on the floor forming the entrance.
1.3 The street comprises mostly older properties but with some more modern properties having been inserted, some more discreetly than others. Even on the older properties there are signs of modern repair and maintenance with some modern windows - some plastic framed sliding sashes, some plastic and timber framed casements, some plastic guttering, some original metal and balanced flues, wires but where these details are less dominant than the overall traditional character of the street with its buildings close together and close to the highway, the vertical orientation of most of the windows, the pitched, slated or slate-like roofs and mostly painted rendered walls (the application property and its neighbout both have a roughcast rendered finish on the front elevations).
THE PROPOSAL 2.1 Proposed is the re-finishing of the roof in natural slates and the installation of new fascia and guttering in uPVC. All works have been done. The roof finish is not easily discernible from the highway due to the narrowness of the road and the height of the property. The changes to the guttering are visible, notably the angled join from the gutter to the neighbour's downpipe - the former being black and the latter being grey.
PLANNING POLICY 3.1 The site lies within an area of Mixed Use on the Peel Local Plan of 1998, reflecting the retail, residential, tourism and office use in the wider vicinity.
3.2 As such, the following parts of the Strategic Plan 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 and (g) does not affect adversely the amenity of local residents or the character of the locality".
3.3 The site also lies within the town's Conservation Area where there is a requirement for development to preserve or enhance the character or appearance of the Area (Environment Policy 35 and Planning Policy Statement 1/01).
3.4 Environment Policy 34 states: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
PLANNING HISTORY 4.1 The site has not been the subject of any relevant previous applications.
REPRESENTATIONS 5.1 Peel Town Commissioners have not commented at the time of writing.
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20/00182/B Page 3 of 4
5.2 Department of Infrastructure Highway Services have no highway interest in the application (10.03.20).
5.3 The owner of 15a, Factory Lane objects to the work which has been undertaken, suggesting that no other properties have a conjoined guttering and pipe system and that this has been joined to their system without their permission and involving trespass onto their property. The work has damaged their metal downspout which is an original feature and some of it discarded. They believe the work to the pipework has a damaging effect on the Conservation Area and that it should be reversed, the original re-instated and a separate vertical downspout re-introduced (27.03.20).
ASSESSMENT 6.1 The issues in this case are whether the proposed works would have any adverse impact on the character and appearance of the area. The use of slate on the roof is completely appropriate and as this replaces something very similar, would not usually require planning approval.
6.2 Guttering and pipework should generally be cast iron or something that looks similar: fascia boards and soffits should be timber all in accordance with EP34. However, given the height above ground of the fascia and guttering and the black colour, this is almost indistinguishable from the original metal and timber and is not uncommon within this CA. Whilst there are no other conjoined system, other than an arrangement to the north on the other side of the street with the modern block of properties, what has been undertaken is not considered so prominent or out of keeping to be damaging to the character or appearance of the Conservation Area.
6.3 The neighbour is not suprisingly concerned that the pipework has been joined into their system. However, this is a civil matter between the parties and not one for the planning system which is concerned with the impact of the development on the living conditions of those in adjacent property, not the property rights of those persons.
CONCLUSION 7.1 The works are not considered to have a harmful impact on the character or appearance of the Conservation Area and are therefore in accordance with Environment Policy 35 and Planning Policy Statement 1/01.
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 in Article 6(4) who should be given Interested Person Status.
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20/00182/B Page 4 of 4
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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 : 22.05.2020
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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