Officer Report

Application No.: 17/00366/B Applicant: Mr John & Mrs Candy Atcheson Proposal: Alterations and erection of a rear extension Site Address: 19 Market Street Peel Isle Of Man IM5 1AD Case Officer : Mr Edmond Riley Photo Taken: 20.04.2017 Site Visit: 20.04.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 19 Market Street, which is an end-terraced dwelling situated in Peel's Conservation Area. The dwelling is situated immediately opposite the side elevation of the side elevation of the Grace Baptist Church and at a remarkably short distance: separating the two buildings is a narrow footpath that provides access to some of the terrace's dwellings. The narrowness of the lane is such that a full appreciation of the dwelling's frontage is very difficult, and moreover it will often be cast in shade at its frontage. - 1.2 To the rear, the site extends to the car park accessed from the Promenade, while the landholding is actually quite extensive such that views of the side elevation can be just discerned from Castle Street. The area of the site where works are proposed cannot be seen from public positions, though it does abut quite closely dwellings fronting Castle Street and which back onto the application site.

2.0 PLANNING HISTORY - 2.1 PA 07/1975/B sought and gained approval for a pair of extensions to the dwelling - one was two storeys in height to continue the frontage that faces onto the adjacent church, while the other was a single storey dual-pitched roof (topped by a roof lantern) extension at the rear, to the west. Although some foundations have been dug for the single storey element, and discretionary permission was granted for an extension to the implementation period, there is no evidence before the Department to determine whether or not that application has been lawfully commenced.

3.0 THE PROPOSAL - 3.1 Full planning approval is sought for the erection of a single storey extension with a hipped roof in the position of the single storey extension previously approved under PA 07/01975/B. - 3.2 The drawings provided appear to show an alteration to the glazing bars in the first floor windows on the first elevation. However, the architect has explained that the proposal does not include any alterations to the window style, which had been discussed during the pre-application stage and drawings to that end were prepared. - 3.3 The application has been submitted with a supporting design statement.

4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within a Mixed Use area as zoned on the Peel Local Plan, and also within its Conservation Area. Accordingly, the application falls to be assessed against General Policy 2 and Environment Policy 35 of the Strategic Plan.

4.2 General Policy 2 reads, 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."

4.3 Environment Policy 35 states: "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."

5.0 REPRESENTATIONS - 5.1 Highway Services of the DOI stated that the proposal had no highway implications on 27.04.2017, while Peel Commissioners offered no objection on 15.05.2017.

6.0 ASSESSMENT - 6.1 Whether or not the 2007 scheme has been lawfully commenced, it remains a material consideration in this assessment. It is considered that the proposed extension is a significant improvement over that approved in 2007. Setting aside the two-storey element, which does not form a part of the current application, the single storey extension was slightly ungainly given the size and scale of the roof lantern. - 6.2 On this occasion, the architect explains that the hipped roof approach has been arrived at through a requirement to provide appropriate head heights without obscuring the upper floor window. A flat roofed option was considered but was judged to be at odds with the character of the pitched roof house; the architect also notes that there are hipped roof buildings visible from the application site (the pumping station in the public car park and the library extension on Castle Street), and therefore the proposed form / mass of the extension has precedent nearby. - 6.3 This argument is well understood and appreciated, and the proposed extension will have an appropriate mass and form relative to the existing dwelling's form and character. It is concluded that the addition of the extension will provide a welcome addition to the existing, somewhat 'blocky' nature of 19 Market Street and, accordingly, is judged to provide an enhancement to the Conservation Area. - 6.4 There will be no new windows that could overlook adjacent properties or their gardens given the high walls surrounding these, and accordingly there will be no impact on neighbouring living conditions.

7.0 RECOMMENDATION - 7.1 For the above reasons, the application is judged acceptable and is recommended for approval. - 7.2 A condition is required just to clarify that no alterations to the windows form part of the approval issued.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• o Highway Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 24.05.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Notwithstanding the alterations to glazing bars as shown on approved Drawing 1702/03 (datestamped as having been received 30th March 2017), for the avoidance of doubt no approval is hereby issued to alterations to the windows at 19 Market Street, Peel.

Reason: Any proposed change to windows on this property within Peel's Conservation Area would need closer consideration than is possible on the basis of the submitted drawings.

The development hereby approved relates to Drawings 1702/01, 1702/02 and 1703/03, all datestamped as having been received 30th March 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 25.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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