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21/00265/CON Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00265/CON Applicant : Mr & Mrs Matthew Devereau Proposal : Registered building consent for demolition elements of PA 21/00266/B Site Address : Heathfield House Patrick Street Peel Isle Of Man IM5 1BR
Principal Planner: Miss S E Corlett Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.04.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. The application is considered to accord with Environment Policy 39 and CA/6 of Planning Policy Statement 1/01
Plans/Drawings/Information;
This decision relates to drawings 01, 02. 03 and 04 all received on 12th March, 2021.
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Interested Person Status - Additional Persons
DoI's Flood Risk Management Team is a Government Department which has raised material considerations and as such should be afforded Interested Person Status.
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21/00265/CON Page 2 of 3
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing house - Heathfield House - which lies on the western side of Patrick Street. The site backs onto a play area. To the north is the rear of the fire station which fronts onto Heathfield Drive and the side of The Cairns, a semi detached house which fronts onto Patrick Street. To the south is an industrial yard which has an access onto Patrick Street.
1.2 The property is principally a detached two storey house which has outbuildings and annexes to the south some of which are very close to some of the buildings in the industrial yard.
THE PROPOSAL 2.1 Proposed is the removal of some of the small side extensions and a small section of sandstone wall which abuts the existing annex. 21/00266/B proposes their replacement with a larger extension which ties in with the existing outer edge of the annex. The fabric to be removed is Peel sandstone with a lean to tiled roof and has two small vertically proportioned windows in the side. A sandstone wall runs along the rear of the house to which this annex is attached. A small section of the wall will be removed to accommodate the larger extension and the apex of the annex will appear higher on the wall of the main house than the existing with a more steeply pitched roof finished in slate to match the existing and with powder coated bi-fold doors. A new door is to be installed in the side of the existing two storey annex.
2.2 None of the works will be visible from outside of the site.
PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Residential and the Conservation Area specifically extends around the curtilage of the site, excluding the existing buildings on either side but including all those on the other side of Patrick Street. None of the site lies within a Flood Risk Area. Most of the site is within Protected Tree Area 2032.
3.2 The Strategic Plan, like Planning Policy Statement 1/01 presumes against the loss of fabric of interest within a Conservation Area:
Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area. CA/6 reiterates this position.
3.3 As the site lies within a Conservation Area, there is a requirement for development to preserve or enhance the character or appearance of the area as set out in Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01 CA/2. Environment Policy 34 of the Strategic Plan expresses a preference for the use of traditional materials in work to pre 1920s buildings.
PLANNING HISTORY 4.1 A conservatory was added to the property under 91/01798/B, one of the annexes was reconstructed under 93/00842/B, a new drainage system was added under 95/01228/B and there is a current application, 21/00265/CON for the demolition of the elements included in this current application.
REPRESENTATIONS 5.1 The Principal Registered Buildings Officer confirmed verbally on 16.04.21 that he has no issue with the removal of the small section of sandstone wall that will need to be removed, nor to the removal of the annex itself.
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21/00265/CON Page 3 of 3
5.2 Highway Services confirm that there is no highway issue with the proposal (02.04.21).
5.3 DoI's Flood Risk Management Team confirm that there is no flood risk interest in this application (15.04.21).
ASSESSMENT 6.1 The works will not be publicly visible so will preserve the character and appearance of the Conservation Area. The demolition elements include sandstone walling which is becoming relatively rare within the Island although in this case only a small section of such walling is to be removed and consultation with the Principal Registered Buildings Officer concludes that this loss is not unacceptable. Similarly the loss of the existing annex is not considered objectionable due to its position and design.
CONCLUSION 7.1 The application is considered to accord with Environment Policy 39 and CA/6 of Planning Policy Statement 1/01.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.
8.2 The Decision maker must determine 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 : 26.04.2021
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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