Officer Report

Application No.: 17/00235/B Applicant: Mr Peter Saunders Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: The Town House C/o Peel Castle Hotel Management Ltd Market Place Peel Isle Of Man IM5 1BA 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 SITE - 1.1 The application site is the residential curtilage of The Town House, Market Place Peel an existing property situated in the centre of Peel which fronts directly on to the public highway. The mid terrace property has an existing conservatory on the rear elevation which sits at first floor level above an existing ground floor outlet. The rear of the property backs on to a shared private car park which is utilised by a number of neighbouring properties and local businesses. - 1.2 The site is within the Conservation Area of Peel.

2.0 PROPOSAL - 2.1 The current planning application seeks approval for the replacement of the existing polycarbonate conservatory roof with a new proposed Grey Slate Metrotile lightweight roof tile to match the existing slate roof on the main property.

3.0 PLANNING HISTORY - 3.1 There have been a number of applications on the site over the years; the most relevant in the assessment of the current application are PA 02/01495/B for the erection of conservatory on first floor roof garden and PA 03/00862/B for the enclosure of part of rear courtyard to form a conservatory, both applications were granted full approval.

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:

• 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 Highway Services have indicated that there is no highways interest in this planning application (24/03/2017).

6.0 ASSESSMENT - 6.1 The application seeks approval for the installation of a replacement conservatory roof. The fundamental issues to consider in the assessment and determination of this planning application are;

• (i) the impact of the proposed development on the character and appearance of the existing dwelling,
• (ii) the impact of the proposal on the surrounding area and street scene
• (iii) the impact of the proposal on the Conservation Area.

6.2 As the proposed roof tiles would be almost identical in appearance to the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout. - 6.3 The replacement conservatory roof would not be visible from the main public thoroughfare due to its location at the rear of the property and that visibility would be limited to neighbouring properties or by those using the car park. Nonetheless the installation of the new roof tiles is expected to improve the visual outlook and create a successful integration of the conservatory to the existing dwelling. - 6.4 The new roof systems is expected to enhance the look of the existing conservatory, albeit at the rear and not prominent in the surrounding area and street scene. It is therefore considered to comply with EP35 and not to detriment the designated Conservation Area. - 6.5 The lightweight Metrotile roof system should provide the conservatory with a better-quality thermal skin and in turn reduce waste energy levels and work towards a more energy efficient dwelling.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and the Peel Local Plan 1989 and therefore recommended for an 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 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 07.04.2017 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.

This approval relates to drawing number JTM-163-P-01 and associated photographs date stamped and received 22/02/2017.

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: 11.04.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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