DEC Officers Report

Application No.: 20/01107/B Applicant: Mr & Mrs Robert Karran Proposal: Alterations, erection of extension to rear and conversion of part of ground floor shop (1.1) to residential use (3.3), and roofing works to detached garage / workshop Site Address: 3 - 5 Douglas Street Peel Isle Of Man IM5 1BA Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.12.2020 _________________________________________________________________

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. The conservation roof lights and roof finish shall be installed in accordance with those details specified in drawing number 03 date stamped 23/09/2020 and retained as such thereafter.

Reason: In the interest of visual amenity and the appearance of the property within the streetscene.

This application has been recommended for approval for the following reason. The application accords with Environment Policy 35 and the Strategic Objective on Economy of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This application relates to drawing numbers 01, 02, 03, 04 and 05, and architect's supporting statement all date stamped and received 23/09/2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the curtilage of 3-5 Douglas Street, Peel an existing two storey mid terrace building with additional living space in the roof. The property sits on the northeastern side of the road and in the centre of Peel. At the rear there is an enclosed garden with

• a garage running along the rear boundary joining with the communal car park accessed via Lhean Ruy.

1.2 The existing building has a traditional frontage facing into the main high street, this is finished with two small shop fronts at ground floor and four smaller windows above. The property has a pitched roof throughout. At the rear is a two storey extension finished with a mix of catslide and peaked gable. - 1.3 As existing the whole ground floor is used for retail purposes (two units) except for a separate front access door and central corridor leading to residential accommodation within the first floor and roof space. THE PROPOSAL

2.1 The application seeks approval for the reduction to the retail space (one unit) and the conversion of part of the ground floor into residential accommodation linked with the upper floors so as to create a single dwellinghouse throughout. - 2.2 Proposed as part of the application is the erection of a single storey flat roof extension at the rear, the modification of the catslides to flat roof to provide increase head height. The re-roofing throughout with reclaimed or new natural slate, three conservation roof lights to the front roof slope and three standard velux to rear. The replacement of front elevation doors with new solid timber doors, all existing timber windows refurbished and re-glazed and concrete cills to the retained retail shop replaced with new. - 2.3 The garage at the rear is to be re-roofed with replacement metal sheeting and is to include a strip of polycarbonate sheeting to allow nature light.

PLANNING HISTORY

3.1 There has been one previous planning application at the site PA 11/01582/B for refurbishment works and erection of extension to shops and conversion of existing loft to create an additional apartment was approved in 2012. DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Mixed Use" as identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider the Strategic Objectives on the Islands Economy as well as Strategic Policy 1 in the principle of the proposal, General Policy 2 in respect of the physical works on the amenity of the neighbours and highway and Environment Policy 35 and Planning Policy Statement 1/01 in respect of the character and appearance of the Conservation Area.

4.2 Strategic Objectives "3.4 Economy

• a) To maintain and improve the viability, vitality and diversity of the economy by enabling improved employment opportunities.
• b) To ensure that sufficient land and property in terms of location, size and type is available for employment purposes.
• c) To safeguard and provide for the needs of existing and new location-dependent businesses.
• d) To maintain and enhance the viability and vitality of town centres by controlling the location and nature of new retail and commercial development."

4.3 Strategic Policy 1: "Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and reusing scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services."

4.4 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;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

4.5 Environmental 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." - 4.6 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."

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

5.1 Peel Town Commissioners - no comments received as of (10/12/2020).

5.2 Department of Infrastructure Highway Services - No Highway Interest (20/10/2020 and 13/11/2020). - 5.3 No comments received from neighbouring properties.

ASSESSMENT

6.1 The key considerations in the assessment of the application are the principle of the development particularly on the loss of one retail unit and its impact upon the viability of the town centre, and the physical works in respect of the visual quality of the Conservation Area and the amenity of the neighbours. Principle

6.2 The application site is within an area zoned as "Mixed Use" and therefore it is accepted that there are a mixture of uses in the area. The Strategic Plan highlights that the use of upper floors for residential or office use can help with the vitality of a town centre and that such use at different times during the day can further help to ensure the security and vitality of these

• areas. The most recent Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 also acknowledges such mixed uses in town centre locations and allows for the change of use to flats or offices (1st floor or above) without the need for prior approval (subject to conditions Schedule 1 Class 2).
• 6.3 In this specific case there are a variety of uses in the area which include shops, banks, veterinary surgery, public houses and residential dwellings including Peel Castle Apartments and 1 Douglas Street both of which are in full residential use. The main shopping street is "Michael Street" which is considerably populated with retail units, with the surrounding streets being populated more-so with ad-hoc units.
• 6.4 Information provided with the application indicates that the current retail units both have substandard facilities with no staff areas and a shared outside toilet, and that both units have being vacant for some time. The applicants have stated that the approach for the scheme was not only to provide an improved access for the proposed residential dwelling but also to upgrade and improve the retained retail unit so as to encourage a new tenant.
• 6.5 The change of use of part of the ground floor to residential would not be out of keeping or incompatible with the immediate area and will on balance help to enable the improvement of the shop facility that is to be retention and to ensure that there remains an ongoing contribution to the vitality and economy of Peel Town centre in line with the strategic objectives. Visual
• 6.6 The majority of the works are contained to the rear where there is limited public view unless stood within the enclosed private car park and where views remain limited to the upper levels due to the existing garage running the boundary and neighbouring properties surrounding the site. The character of the Conservation is formed predominantly through the front elevations, narrow winding streets and the roofscape of buildings throughout Peel. The current proposal includes a flat roof extension at ground floor where views will be limited to neighbouring properties or from within the site only, the proposal also includes the modification of two small catslides into flat roofs. While such flat roof design is generally to be avoided, the works given their limited view at ground floor and relatively small scale at first floor and where there is limited public view is likely to have an overall negligible impact on the general appearance of the area and the character of the Conservation Area is likely to be preserved.
• 6.7 Those works proposed to the front elevation are considered to be in keeping with and to respect the character and appearance of the existing building and the surrounding Conservation Area and streetscene. Suitably worded conditions will be added to ensure the installation of the conservation roof lights on the front elevation and the use of slate on the replacement roof. Amenity
• 6.8 The proposed works are not expected to result in any new or unacceptable impacts on the amenity of adjacent neighbours beyond the existing situation and given the arrangement at the rear. The proposed garage is to be re-roofed and remain available for use by the proposed dwelling with no new highway safety issues expected to arise as a result of the further conversion of part of the building into a single residential unit.

CONCLUSION

7.1 The proposed works facilitate an upgrading of an existing town centre building where the works are considered to have a limited visual impact and the character and appearance of the Conservation Area is to be preserved in line with Environment Policy 35. Although resulting in the loss of one retail unit, the proposal will ensure that the one unit which is to be retained will similarly have its facilities improved and shall remain a positive contribution to the viability and economy of Peel Town Centre in line with the Strategic Objectives of the IOM Strategic

Plan 2016. It is recommended that the planning application be approved subject to those conditions relation to the rooflights and roof slates.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 15.12.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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