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                                      20/01132/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01132/B Applicant : Mr John & Mrs Jeanette Craster Proposal : Alterations, erection of extension, creation of a balcony area with associated dormer and door access, installation of roof lights and raise roof to rear outlet Site Address : 22 Market Street Peel Isle Of Man IM5 1AD

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.12.2020 __

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.

This application has been recommended for approval for the following reason. The application is considered to accord with Environment Policy 35, General Policy 2, the principles of the Residential Design Guide and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to Site Plan, Location Plan and drawing sheet 1 all date stamped and received 30/09/2020, and proposed plans sheet 1 date stamped and received 11/11/2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The application site relates to 22 Market Street, Peel, a mid-terrace dwelling situated part way along the eastern side of Market Street, nearest the bend towards Grace Baptist Church and directly opposite Love Lane which connects through to Castle Street.

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1.2 The two storey property has a traditional façade facing directly on to the road, at the rear the dwelling has an existing two storey outrigger finished with a shallow pitch roof, adjacent to this were two single storey projections but these have recently been demolished under PA 20/00118/B and approved for replacement with a larger single storey flat roof extension. Also approved as part of that application was the raising of the ground floor door and top window in the rear two storey outrigger.

PROPOSAL 2.1 The current application retains those works approved under PA 20/00118/B in respect of the replacement flat roof extension and window and door alterations to the rear outrigger, however now included is the proposed roof alterations of the two storey outrigger to a flat roof, the installation of an infill extension above the single storey extension and outrigger, the installation of a small dormer and creation of a roof terrace and the installation of a rear roof light.

PLANNING HISTORY 3.1 Aforementioned PA 20/00118/B is considered to be materially relevant to this application which was approved in May 2020.

PLANNING POLICY 4.1 The application site is located within an area identified as being mixed use on the Peel Local Plan (1989) and is within the Peel Conservation Area. As such, the following policies of the Strategic Plan are applicable along with Section 7 of the Residential Design Guide which refers to 'Good Neighbourliness':

4.2 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."

4.3 General Policy 2 (in part): "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."

4.4 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."

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 04/12/2020.

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5.2 Department of Infrastructure Highway Services - No Highways Interest (23/10/2020)

5.3 No comments received from neighbouring properties.

ASSESSMENT 6.1 In considering an extension such as this and within a Conservation Area it important to have specific regard to the potential impacts on the character and appearance of the property within the Conservation Area and also any potential impacts on the amenity of the neighbours particularly in this case through privacy and overlooking from the proposed terrace and rear dormer.

6.2 The character of the Conservation Area is formed predominantly through the narrow winding streets, pitched roofs and chimney laden roofscape and the front elevations of those traditional cottages and properties fronting the highway. In this instance there are restricted public views towards the rear elevation and those changes proposed would be limited to the occupiers of adjacent properties and viewable only from their rear elevations. The changes at the rear including the alteration of the outrigger to a flat roof would not be so significantly adverse as to detract from the overall appearance of the rear elevation, the flat roof would remain subservient to the main pitched roof and the containment of the changes to the rear ensures that the overall character and appearance of the Conservation Area and front elevation is preserved in line with EP35.

6.3 The introduction of roof terraces or balconies can sometimes introduce overlooking and privacy issues, in this case there is already an established close knit arrangement between the application property and its neighbours around the corner junction which results in an existing level of inter visibility and degree of intimacy between the rear of the dwellings with established views into each other's yards and rear elevation windows.

6.4 Development should not significantly intensify or make worse the living conditions of the neighbours. The proposal here would create an external roof terrace its use which is likely to be reliant on good weather. Its installation may result in an increase in both overlooking and perceived overlooking however given the existing and established overlooking between the existing rear of the properties here it is not considered that its installation will be so significantly adverse beyond the existing arrangement as to warrant a refusal in this case.

CONCLUSION 7.1 The general character of the Conservation Area is to be preserved in line with EP 35 and the proposal is not expected to significantly harm the general amenity or living conditions of the adjacent neighbours. The application is considered to accord with Environment Policy 35, General Policy 2, the principles of the Residential Design Guide and Planning Policy Statement 1/01.

8.0 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: 07.12.2020

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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