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17/00088/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00088/B Applicant : Helmley Enterprises Limited Proposal : Installation of render, roof lights and replacement windows Site Address : 14 Douglas Street Peel Isle Of Man IM5 1BA
Case Officer : Mr Edmond Riley Photo Taken : 22.02.2017 Site Visit : 22.02.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of an end-terrace commercial building located on Douglas Street in Peel. Number 14 fronts Douglas Street and is immediately adjacent to Peel's town centre car park, and is within Peel's Conservation Area. It is understood that the most recent use of the entire building is as an office.
1.2 The application site is a three-storey building with an unusual (and apparently retrofitted) triple-arched ground floor frontage. The archways are largely brick-faced and partly render, and sit proud of the frontage but beneath a string course that is evidently original to the building.
1.3 To the Douglas Street elevation the windows on the first and second floor are sliding sash, while those to the side and rear are casement in style.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for what essentially comprise aesthetic alterations to the appearance of the building, specifically:
o The installation of uPVC-framed sliding sash windows throughout the elevations; o The rendering of the ground floor frontage; o The removal and re-slating of the roof (to allow for internal roof repairs as necessary), and o The installation of two conservation-style Velux rooflights in each roof plane.
2.2 The proposed elevation drawing shows the addition of three chimney pots to the existing capped stack, but there is no annotation on the drawing explaining whether or not this forms part of the proposal.
3.0 PLANNING HISTORY 3.1 The site has been the subject of several previous applications, once of which is considered specifically material to the assessment of the current proposal. PA 10/00524/B sought approval for window alterations very similar to those proposed here (though without the rooflights and also with altered aperture sizes at the ground floor), as well as the rendering of the ground floor Douglas Street frontage. Although unimplemented, the case officer was very supportive of the proposal:
"The works would collectively have a positive impact upon the building, removing inappropriate features such as the modern brick frontage and casement windows to the side and rear elevations. The result would be a clear improvement to the building and the surrounding area in accordance with the provisions of EP35."
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17/00088/B
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3.2 There is also an application currently with the Department that seeks approval for the use of the ground floor as retail and the upper floors as a single flat (PA 17/00087/C).
4.0 THE DEVELOPMENT PLAN 4.1 The application site is located within an area identified as being mixed use by the Peel Local Plan and is also, as noted, within the Peel Conservation Area.
4.2 Two policies of the Strategic Plan apply.
4.3 General Policy 2 states 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; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
4.4 Environment Policy 35 states in full: "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.
4.5 In addition, and in support of EP35, Circular 1/98 ('The Alteration and Replacement of Windows') sets down the policies in respect of the alteration or replacement of windows.
(Part 6 Category b) Buildings in Conservation Areas states:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS 5.1 Highway Services of the DoI stated the proposal had no highway implications on 15.02.2017.
6.0 ASSESSMENT 6.1 The existing ground floor frontage is entirely inappropriate to this otherwise traditionally styled building. Its removal would be of significant benefit to the appearance of the building and streetscene as a whole, and, while the application drawings are not clear if the frontage is to be removed or simply rendered over, either would result in a clear betterment to the character and appearance of the building and Conservation Area in which it sits. The arch form would be retained, which is somewhat unfortunate, but the improvement to the building's appearance that would result outweighs concern on this point.
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17/00088/B
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6.2 The new windows would be a clear improvement across the appearance of the building, and would comply with EP35 and Circular 1/98.
6.3 Since achieving views of the roof is difficult in the narrow streets surrounding the building, the addition of the Velux rooflights would have a minimal effect on its appearance from Douglas Street. However, such that they could be seen, they are appropriately spaced on the roof. Those to the rear would be more visible but, similarly, would be sited appropriately within the roofscape.
6.4 Were the chimney pots added, these would also represent a clear improvement over the existing situation.
7.0 CONCLUSION, RECOMMENDATION AND CONDITIONS 7.1 It is concluded that the proposed works would result in a demonstrable improvement to the appearance of the building as a whole, which is particularly welcome given its fairly prominent situation in the centre of Peel. It is accordingly concluded that the application should be approved.
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 Highway Services of the Department of Infrastructure, and o 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: 28.02.2017
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.
The development hereby approved relates to the unnumbered and untitled drawing showing the location plan and existing and proposed floorplans and elevations, date-stamped as having been received 26th January 2017.
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17/00088/B
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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: 02.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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