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The application site is Apartment 7, Chapel Court, Peel. The apartment is within a converted building which is Registered (Registered Building No. 194). the site is also within the Peel Conservation Area. The site is located on the corner of Christian Street and Mona Street.
This application seeks approval for the alteration to existing balcony to create additional floor area. The existing balcony is situated on the Eastern elevation and essentially cuts into the roofscape. The alteration would include the construction of a flat roof dormer so as to allow the existing balcony floor area to be incorporated into the master bedroom. Materials used would match those on existing dormers on the building.
The application site is located within an area identified as being mixed use by the Peel Local Plan and is also within the Peel Conservation Area. As set out above the building is Registered.
Within the Isle of Man Strategic Plan, the following policies are judged to be relevant:
Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
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.
The following previous planning applications are considered relevant in the assessment and determination of this application: 05/00282/GB Retrospective approval for amendments to approved conversion to apartments (02/0219GB, 03/01474/GB and 04/00468GB). Permitted. 11/00592/GB Erection of dormer to replace rooflight. Pending consideration.
The Highways Division of the Department of Infrastructure does not oppose this application.
Peel Town Commissioners recommend that this application be approved.
The main issues to be considered in the assessment of this application are the impact of the proposal on the character the building which is of special architectural or historic interest (EP32) and the impact of the proposal upon the character and appearance of the Conservation Area.
Conservation of the built environment and archaeological features should be viewed as an asset to be promoted and not as a constraint to be overcome. The historic environment in practice cannot remain unchanged, and the role of planning is to reconcile the needs for development against the need to conserve and protect the historic environment. This requires careful consideration of how proposed development would affect the character of the building.
In this case, the building is something of a landmark within its surroundings. The conversion has been undertaken in a relatively sympathetic manner with the original features of the building. Alterations have been made to the roof line of the building including recessed balconies and a flat roof dormer which are visible from Christian Street. The alterations to the existing balcony on the eastern side of the building (that facing Mona Street) would alter the roof line by introducing a flat roof. Views of the structure would be largely prevented by the angle of sight available due to the width of Mona Street. Furthermore, the dormer would be set back from the front elevation so as to not alter the roof line of the building from this vantage point. It is judged that the planning balance of this proposal is marginally in favour of the development as the public appreciation of the building's architectural and historic interest of the building would not be changed in such a way that it would cause harm.
In terms of the wider Conservation Area, similar conclusions as set out above are reached. The proposal would not cause demonstrable harm to the special interest of the building and would therefore preserve the character of the Conservation Area in accordance to EP35.
In addition to Environment Policies 32 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) as set out by the Planning Officer above, the content of this application has also been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS and POLICY RB/5 ALTERATIONS AND EXTENSIONS and as
set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
The issues that are generally relevant to the consideration of all registered building applications are:
In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
Of consideration here, is that there already exists an in-set dormer in this location within the roofline building, approved within the original applications to convert the former chapel to apartments. Also of consideration is the lack of opportunity for the proposal to be readily viewed, especially from Mona Street itself as the building is so high, and the street relatively narrow. There is little doubt that the roof profile will be changed by moving the front elevation of the previously in-set former forward and introducing a flat roofed section, but this is unlikely to be seen from anywhere and is therefore on balance, acceptable.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 08.07.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This Registered Building consent relates to the alteration to existing fourth floor balcony to create additional floor space (in association with 11/00594/GB), Apartment 7, Christian Street, Peel as shown by 1103/A0, 1103/A1, 1103/A2, 1103/A3, 1103/A4, 1103/A5, 1103/A6, 1103/A7 and 1103/A8 all received 26th April 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted
Date :
Signed : ...
Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : ...
Jennifer Chance
Senior Planning Officer
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