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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01045/B Applicant : Habitro Limited Proposal : Alterations, erection of replacement rear extension and installation of replacement windows and door (amendment to PA 20/00461/B) Site Address : 15 Mona Street Peel Isle Of Man IM5 1HJ

Planning Officer: Mr Paul Visigah Photo Taken : 11.11.2020 Site Visit : 11.11.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.11.2020 __

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 external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Drawing (Existing and Proposed Plans and Elevations ), date stamped as having been received 10 September 2020. No new types of materials shall be added to the external elevations of the development, hereby approved.

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. The works will enhance the character and appearance of the property and the surrounding CA and as such the works would comply with GP 2 and EP 35 of the Strategic Plan, and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the Existing and Proposed Plans and Elevations dated 10 September 2020. __

Interested Person Status - Additional Persons

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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 6(4):

The 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 (July 2018). __

Officer’s Report

2.2 THE SITE 1.1 The site represents the curtilage of an existing residential property at 15 Mona Street situated on the eastern side of Mona Street. The property is a three storey terraced house with timber framed casement windows in place while its external walls are finished in painted spar dash render. At the rear of this property is a single storey lean-to extension which has its roof sloping southwards.

THE PROPOSAL 2.1 The proposal seeks planning approval for alterations, erection of replacement rear extension and installation of replacement windows and door (amendment to PA 20/00461/B).

2.2 The scope of works would see the alteration of the previously approved extension at the rear of the dwelling. The depth of the approved extension would be increased from 2.1m to 3m. The windows and door aspects of the approved application under PA 20/00461/B would be slightly changed where the previously proposed single door and lareger window will be replaced with patio doors and a smaller window.

2.2.1 To facilitate the erection of the extension, the works would involve the demolition of the existing part width single storey outlet extension. The new mono-pitched extension will have its roof slope and cover (slate) installed to mirror the pitch angle and material on the roof on the main dwelling; although the slope angle would be lower than the main roof slope. The extension will not extend further from the rear elevation of the main dwelling than the existing as it would be 3m wide (100mm narrower than the width of the existing extension). The new extension will be higher than the existing extension as it would be 3.55m at the roof ridge and 2.6m at the eaves. The existing extension is 3m at the ridge and 2.1m at the eaves. The rear wall of the extension would be rendered and painted to match the existing dwelling.

PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1998 as Mixed Use. The property also lies within Peel's Conservation Area where the policies of Planning Circular 1/98 apply. The following parts of the Strategic Plan are also relevant:

3.2 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".

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3.3 Environment Policy 35 and Planning Policy Statement 1/01 both require that development within a Conservation Area should preserve or enhance the character or appearance of the Area and have regard to the special character of the area in the assessment of any development proposals.

3.4 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."

3.5 The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.

PLANNING HISTORY 4.1 This application runs contemporaneously with PA 20/01046/CON for Registered Building Consent for the demolition elements relating the current application.

4.2 The other application related to the application site and considered to be materially relevant to the current application is:

4.2.1 PA 20/00461/B for alterations, erection of replacement rear extension and installation of replacement windows and door. This was approved on 15 July 2020.

Note: The rear extension that was approved under this application was 2.1m deep, which would be 900mm narrower than what is currently proposed under the current application.

4.2.2 PA 20/00462/CON for Registered Building Consent for the demolition elements relating to application 20/00461/B. This was approved with PA 20/00461/B in July 2020.

4.2.3 PA 07/01567/B for Installation of replacement windows - Refused.

Reason for refusal: The installation of the replacement casement windows would be contrary to Environment Policy 35 and Planning Circular 1/98 in that the replacement windows would be out of keeping with the general character of the street and would not preserve or enhance the character and appearance of the Conservation Area, to the detriment of the visual amenities of the locality.

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 they 'Do not oppose' in a letter dated 30 September 2020.

5.2 There has been no written representation made regarding the current planning application by the Peel Town Commissioners at the time of writing this report, although they were consulted on 23 September 2020.

5.3 The Isle of Man Victorian Society has made the following comment regarding the application in a letter dated 30 September 2020:

We note this is an amendment to PA 20/00461/B. The amendment appears to relate to the rear extension only. The window replacements in the front elevation were previously approved

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as sliding sash. Unfortunately the revised plan shows them as something else. We would ask that a revised plan be requested showing these windows as sliding sash so that there can be no confusion by contractors in the future as to what is approved.

ASSESSMENT 6.1 The Assessment of the current application will be two fold; evaluating the impact of the proposed extension on the property, the neighbouring dwellings and whether the proposed extension would meet the test set out in Environment Policy 35 for preserving or enhancing the Conservation Area.

6.2 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area as the area is protected against inappropriate development.

6.3 With regard to the proposed works to increase the depth of the rear extension which would replace the existing part width single storey outlet extension from 2.1m to 3m, it is considered that the extension replaces an existing part of the building, and is bounded by higher walls which would limit views to the proposed works. Besides, the new extension would have a roof pattern that would mirror the roof pitch and slope of the main dwelling making it an improvement on the existing part width extension which had a roof pattern at variance with that on the main dwelling. Based on the foregoing, it is not considered that there would not be a negative impact on the existing dwelling. It is also noted that position of the new door and window on this extension will not introduce any detrimental impacts on neighbouring amenity of the adjoining or nearby dwellings since it would be enclosed by the rear yard.

6.4 With regard to comments made about the submitted drawings as shown on the (Existing and Proposed Plans and Elevations) dated 10 September 2020, it is noted that whilst approval has been granted for the replacement of the existing windows on the dwelling under PA 20/00461/B, the existing windows on the dwelling have not been replaced as works are currently ongoing as evidenced during the site visit on 11 November 2020. As such, providing drawings that depict what is currently existing on site is acceptable (given that the approved plans have not been implemented). Besides, it has been clearly indicated on the proposed plans and application details that the proposal under the current scheme is only for the increase in the depth of the approved extension from 2.1m to 3m.

CONCLUSION 7.1 For the reasons given, the proposals is considered to comply with the relevant polices of the Strategic Plan and Planning Circular 1/98 and therefore recommended for approval.

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.

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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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 13.11.2020

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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