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17/00270/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00270/B Applicant : Maria L F Machado-Williams Proposal : Removal of skylight and replacement with slates to match existing Site Address : 44 Patrick Street Peel Isle Of Man IM5 1BS
Case Officer : Miss Lucy Kinrade Photo Taken : 30.03.2017 Site Visit : 30.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application property is an existing two storey mid terrace dwelling which is situated on the western side of Patrick Street, Peel. The front façade of Number 44 faces directly on to the main highway and is prominent in the street scene. It has an existing front door and three traditional timber sliding sash windows on the front elevation, although these have been granted approval for replacement with UPVC sliding sash under PA 15/01177/B. The existing property contributes to the beauty and character of the Peel Conservation Area in which it sits.
1.2 On the front facing roof slope there is an existing single roof light located centrally between two chimney stacks lining each side of the property.
2.0 THE PROPOSAL 2.1 The current planning application proposes the removal of the existing roof light and its replacement with roof slates to match the existing.
3.0 PLANNING HISTORY 3.1 The application site has been the subject to a number of previous planning the most relevant in the assessment of the current application which were all granted full planning approval are: o PA 15/01177/B - Installation of replacement windows to front elevation - o PA 15/00697/B - Replacement of existing polycarbonate conservatory roof with light weight roof tiles o PA 05/01880/B - Erection of a conservatory on flat roof extension to rear elevation o PA 97/00864/B - Installation of uPVC windows to replace existing to rear and installation of replacement front door
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the application site is within the Peel Conservation Area.
4.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 2 states:
"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:
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17/00270/B
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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 Environmental 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 Peel Town Commissioners have indicated that they have no objection to the current application. 15/03/2017
5.2 The Department of Infrastructure have indicated that there is no highways interest in the current application. 28/03/2017
6.0 ASSESSMENT 6.1 The application seeks approval for the removal of the existing front facing roof light and its replacement with roof slates to match the existing property. When conducting a site visit it was difficult to gain a full view of the roof light given its elevated position within the roofscape. Fundamentally the removal of the windows and its replacement with tiles is likely to restore the property to its original appearance and thus enhancing the Conservation Area and the character of the area.
6.2 It is explained that its removal will eradicate issues of damp and degenerative internal conditions which have come about through the littering of leaves and sticky residue from the trees within the boundary of the adjacent property and due to extensive exposure to driving wind and rain during winter months. The replacement with tiles will allow the applicant to create and internal area which is more energy efficient and useable.
6.3 It is expected that the removal of the window will likely go unnoticed due to its location on the roof and that only upper levels of properties opposite are likely to be aware of the works. It is expected that the proposal will not impact visual outlook or amenity and that the replacement tiles will in fact generate a uniform appearance throughout the roof slope.
7.0 RECOMMENDATION 7.1 It is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) Highway Services Division of Department of Infrastructure, and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word
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17/00270/B
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'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.04.2017
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. The proposal must use roof slates to match the existing roof slates.
Reason: To protect the visual appearance of the existing property and the Peel Conservation Area.
This approval relates to the site plan and associated roof light report both date stamped and received 6/03/2017.
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: 24.04.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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