DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 20/00388/B Applicant: Mr & Mrs Ian Jones Proposal: Alterations and erection of 2 storey extension Site Address: 42 Douglas Street Peel Isle Of Man IM5 1BD Planning Officer: Mr Paul Visigah Photo Taken: 22.05.2020 Site Visit: 22.05.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.06.2020 _________________________________________________________________

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. All work of making good shall be finished to match exactly the existing building fabric in respect of type, size, colour, bond, pointing, coursing, jointing, profile and texture. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason. It is considered that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, and Policy CA/2.

Plans/Drawings/Information;

This decision relates to Drawing numbers JTM1947-P-00, JTM1947-P01, JTM1947-P03, and JTM1947-P-04 date stamped and received 7 April 2020 and Drawing No. JTM1947-P-02 A (Amended) date stamped and received 29 June 2020.

Interested Person Status

Additional Persons None

_____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the curtilage of an existing two storey mid-terrace property with accommodation in the roof, which fronts onto Douglas Street and backs onto a rear lane which links the Boilley Spittall car park with West View. The existing building has its chimney on the left end of the roof pane and has its external walls finished in painted render while its roof is covered in grey slate tiles. - 1.2 This property has a rooflight on its front roof pane and its front elevation is similar to the properties on the left of the front elevation, although its front elevation projects about 800 further than the other front elevations. - 1.3 The rear elevation is partly concealed by the rear of the abutting property on the west elevation, number 40 by a lean-to extension finished in corrugated sheeting which wraps around the rear of the dwelling; a property also owned by the applicant. This elevation is largely hidden from view from Boilley Spittall by the redeveloped properties which span the whole of the north eastern side of this road although part of the rear elevation is visible from the lane which runs behind the properties. The ground floor level of the building at the rear of the site is a floor below lane level, similar to other properties in the street and houses a lean to outbuilding which leans on the eastern boundary wall. The lane is characterised on both sides by a number of pedestrian gates with relatively few vehicular parking spaces within the properties which abut it. - 1.4 The streetscene is very varied with many different eaves and ridge levels and some variations in finish although the majority are smooth painted render. Number 34 has a large front dormer which is distinct in the streetscene although perhaps not for the right reasons. THE PROPOSAL

2.1 The application seeks approval for alterations and erection of two storey extension. - 2.2 The first works will involve the removal of the existing rooflight on the front elevation and the installation of two pitch roofed dormers that would be 1.6m wide and 2.3m high. These dormers will have UPVC windows that will be 1.1m x 1.5m, and will be set back 500mm from the roof eves on the front elevation of the dwelling. The dormers would also be set 1.1m below the existing roof ridge on the dwelling. - 2.3 In addition, a flat roof dormer measuring 5.1m x 2.1m will be installed on the rear roof pane and will have two UPVC windows 900mm x 1.5m to serve the landing to the stairway and bedroom 3. - 2.4 The other works will involve the demolition of the single storey out-building at the rear and the erection of a two storey extension to provide an internal bathroom and enlarged bedroom on the first floor, as well as a kitchen and utility room on the ground floor. This flat roofed extension will be finished in painted masonry render to match the existing walls on the main building. - 2.5 At the rear yard, a storage area will be created at the ground floor level, while stairs will be erected to enable access to the street level at the rear with access to the rear lane.

PLANNING POLICY

3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use. The site also lies within Peel's Conservation Area.

3.2 Paragraph 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearance. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally grant assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas. - 3.3 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. - 3.4 Strategic Policy 4 states (in part) that "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;"

3.5 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area." - 3.6 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; (n) is designed having due regard to best practice in reducing energy consumption.

3.7 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas): "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application." - 3.8 POLICY CA/6 DEMOLITION "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole." - 3.9 The following sections of the Residential Design Guide will also provide guidance in the assessment of the extensions on the dwelling.

• 3.9.1 Section 3.2: Potential Visual Impact of an Extension upon the Existing House

• 3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
• 3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach - as set out on the next page.

• 3.9.2 Section 3.3: Potential Visual Impact upon the Streetscene/Landscape

• 3.3.1 Extensions should generally be in keeping with the character and appearance of the street in which they are seen. Taking note of the spaces between existing dwellings and adhering to the front building line are important aspects when considering the appropriateness of an extension in the street scene. In the case of dwellings which form part of a group of properties and which have a prominent appearance within the streetscene, it will be especially important to ensure any extension does not adversely affect either the overall group of dwellings or the individual dwelling.

3.9.3 Section 3.4: Potential Impacts on Highway Safety

• 3.4.1 Generally, most residential dwellings have access to a parking space within the curtilage of the property which can improve environmental and highway conditions of the area. If two or less parking spaces are currently available within the property, the applicant should try to ensure that the extension would not result in the loss of parking. If there are more than two existing spaces, then the applicant should try to ensure that there would still be at least two acceptably sized parking spaces (a full sized parking space is 3.25m x 6m, although in some instances these can be reduced).

PLANNING HISTORY

4.1 This application runs contemporaneously with PA 20/00404/CON for Registered Building Consent for the demolition elements relating the current application.

4.2 Other applications related to the application site and considered to be materially relevant to the current application are:

• 4.2.1 PA 03/01121/PART for Installation of roof light to replace front dormer and uPVC casement windows roof light and door to rear elevation - Permitted.

A previously existing front dormer was removed to enable the installation of the existing rooflight which would be removed in the current application.

• 4.2.2 PA 03/01121/PART1 for Installation of uPVC sliding sash replacement windows to front elevation - Permitted on Review REPRESENTATIONS

Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highways Interest' in the letter dated 11 May 2020.

5.2 There has been no written representation made regarding the current planning application by the Peel Commissioners at the time of writing this report, although they were consulted on 20 April 2020.

ASSESSMENT 6.1 The key consideration in the assessment of this proposal is the impact on the character and appearance of the building itself, the street scene, the Conservation Area and on parking and highway safety. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 as set out in section 3 of this report.

6.2 The impact of the proposed alterations and extension on the existing dwelling

• 6.2.1 The majority of the works at the rear of the property will not be visible and as such will not have any effect on the character and appearance of the area. Albeit, the first floor element of the rear extension would be noticeable from sections of the rear lane. Whilst the flat roof of the rear extensions would not be most appropriate to the property, the fact that flat roof extensions can be seen on the rear of a number of properties within this lane would ensure that the extension fits within the rear street scene.
• 6.2.2 It is also considered that the massing and appearance would mirror the rear extensions on the abutting dwellings and as such the works would be in keeping with the appearance of the rear lane. Besides, the works on the rear elevation of the property would likely be the aspect with the least visual impact within the street scene, given its location at the rear of the property which is not considered to be a particularly important viewpoint. Moreover, the proposed rear extension would replace a lean-to outbuilding which does not contribute positively to the appearance of the rear.
• 6.2.3 The introduction of the pitched roof dormers on the front elevation would fit seamlessly into the character of the street scene given that the design, siting, proportion, form and size are all appropriate to this property. Moreover, since the roof ridge of the dormers is being set below that of the main dwelling house, it would ensure that the dormers remain subordinate within the roof pane. Besides, they would be set back about 500mm from the eaves of the main building roof which would ensure that it remains subordinate within the street scene.

6.3 Impacts of the proposal on the Peel Conservation Area.

• 6.3.1 With regard to the impact of the proposed works on the Conservation Area, it is considered that most of the works on the building will be at the rear, only visible from the rear lane and not visible from the main thoroughfares within the immediate areas of the Conservation Area. In addition, the works on the frontage will only involve the addition of the pitch roofed dormers which are most appropriate for the conservation area. As such, it is noted that the proposed works on the property will have negligible impacts upon the character of that area and is therefore judged to preserve the appearance of the Conservation Area.

6.4 Impact on neighbouring amenity

• 6.4.1 Regarding impact on the neighbours, it is considered that the rear extension will not project any further than the rear extension on the abutting dwelling No. 44, limiting any impact on outlook. Moreover, the new windows introduced on the rear elevation will not result in any form of overlooking on any of the abutting dwellings. Equally, it is considered that the proposed front dormer will not impact negatively on No. 39 given that this property already has roof dormers that have views to the application property and as such there would be mutual overlooking resulting from the introduction of the dormers.

6.5 The impact on Parking and Highway Safety

• 6.5.1 With regard to on-site parking provisions, there would be no on-site car parking for the property. However, the location of the property at the centre of town where parking provisions are limited (with the standards being relaxed) and the fact that the property is situated in close proximity to public parking areas and public transport routes will ensure that this impact is minimal. It is also noted that the existing property does not have any onsite parking provision.

CONCLUSION

7.1 The works are considered to have a neutral impact on the building and whilst there may be visual change, there would be an enhancement of the building in that it will be protected from dereliction given its current poor form. As such, the proposal is considered to accord with the Strategic Plan and PPS 1/01 requirements and the application is supported. 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.

Decision Made : Permitted Date : 01.07.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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