DEC Officer Report

Application No.: 21/00072/CON Applicant: Mr Simon Sayle Proposal: Registered Building consent for the demolition elements relating the application 21/00071/B Site Address: 25 Douglas Street Peel Isle Of Man IM5 1BA Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposal is considered to be in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and policies CA/2 and CA/6 of the PPS 1/01 in that no unacceptable visual or heritage impacts were identified.

Plans/Drawings/Information; This approval relates to the following plans and drawings: Site Location Plan Proposed Plans and Elevations _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 25 Douglas Street in Peel. It is a 2.5 storey end-terrace dwelling within an area of central Peel characterised by narrow terraced streets.

• The property has evidently fallen into a degree of disrepair. It features a lean-to extension to the rear with corrugated roof. There is an alleyway running down the southeast side of the site.
• 1.2 The site is within Peel Conservation Area. It does not relate to a registered building.

2.0 THE PROPOSAL - 2.1 The application seeks Registered Building consent for the demolition of the existing 7m2 lean-to annex to the rear yard. - 2.2 The application is linked to 21/00071/B which seeks the replacement of the existing lean-to with an extension and other alterations and is pending consideration.

3.0 PLANNING POLICY - 3.1 The site falls within an area designated as Mixed Use in the Peel Local Plan 1989. As such, General Policy 2 of the Isle of Man Strategic Plan is a key policy in the consideration of this application. - 3.2 General Policy 2 states that 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.

3.3 This is reinforced by Environment Policy 35 which sets out that 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. - 3.4 Planning Policy Statement 1/01 provides guidance and policy in relation to the conservation of the historic environment of the Isle of Man.

• 3.4.1 Policy CA/2 requires that when considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
• 3.4.2 Policy CA/6 states that when considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area.

4.0 PLANNING HISTORY - 4.1 No recent or relevant planning history has been identified for this site.

5.0 REPRESENTATIONS - 5.1 DOI Highways Services Development Control have stated that they have no highways interest in the application (16.02.21).

6.0 ASSESSMENT - 6.1 The key consideration in the assessment of this proposal is the impact of the demolition works on the character and appearance of Peel Conservation Area. - 6.2 General Policy 2 seeks to encourage development which respects the appearance of the site and street scene. The key test set out in Environment Policy 35 is that development in Conservation Areas must either preserve or enhance the area. Planning Policy Statement 1/01 is also a consideration in relation to demolition in Conservation Areas in that it seeks to prevent demolition of buildings which make a positive contribution to these areas.

6.3 The existing lean-to to the rear of the dwelling is largely screened from view by the boundary fencing and is not readily visible within the street scene. It adjoins both the rear elevation of the site dwelling and the taller rear element of the adjoining dwelling at no.23. The lean-to is of modest scale, finished in white render with a corrugated roof and in a state of disrepair. As such, it is considered that it is of no positive benefit to the character and appearance of the site, street and wider Peel Conservation Area. - 6.4 This element of the building is not considered to make a positive contribution to the wider CA and its demolition would have a neutral visual impact and would preserve the character and appearance of Peel Conservation Area. The proposal therefore accords with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan, and policies CA/2 and CA/6 of PPS 1/01.

7.0 CONCLUSION - 7.1 In summary, the proposal is considered to accord with General Policy 2 and Environment Policy 35 of the IOMSP and Planning Policy Statement 1/01 policies CA/2 and CA/6. No adverse impact has been identified as likely with respect of the character and appearance of Peel Conservation Area.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 23.03.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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