25 October 2022 · Delegated - Principal Planner (Jason Singleton)
G G Bakery, 37, Michael Street, Peel, Isle Of Man, IM5 1hd
The site is a two-storey mid-terrace building with a commercial unit at ground floor and residential apartment above, located in the Peel Conservation Area. The proposal involves demolishing the front elevation wall, single-storey rear outrigger, and rear boundary wall in exposed local sandstone.
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The key issue was whether the demolition proposals would preserve or enhance the special character of the Peel Conservation Area.
Designation of conservation areas
Requires special attention to preserving or enhancing the character or appearance of conservation areas. The officer assessed the demolition against this test, finding it preserves the character given the sympathetic rebuild and use of reclaimed materials in the associated application.
Town and Country Planning Act 1999 Section 19: Control of Demolition in Conservation Areas
Requires Department consent for demolition of certain buildings in conservation areas. Consent granted as the proposals comply with related statutory requirements for preservation.
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Conservation Areas. The officer found the proposals protect and preserve the Peel Conservation Area through the proposed works and associated rebuild.
Environment Policy 35
Permits only development in Conservation Areas that preserves or enhances character and protects special features. Assessed as compliant due to preservation of character via sympathetic reconstruction.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on special character of conservation areas, including settings and views. The demolition was deemed not to harm character due to the linked rebuilding proposals.
Time limit
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.
no highways interest in the application
Highway Services Division has no highways interest (NHI) in application 22/01161/CON, indicating no objection.
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01161/CON; For 22/01160/B ... under s63 of the Highways Act DOI consent is required for retaining walls that are within 3.5m of the highway and are a height greater than 1m; Highway licences may be necessary for any equipment or materials placed in / on the road and or path as well a temporary traffic management / road closures
