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                                      23/00338/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00338/CON Applicant : Sunset Properties Ltd Proposal : Creation of garage ( access off Queen Street ) with terrace over and installation of new external door serving apartment Site Address : Harbour Lights Shore Road Peel Isle Of Man IM5 1AH

Technical Officer: Mr Thomas Sinden Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.06.2023 __

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 proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the conservation area is being protected and preserved. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to drawing 1605.10 revision 1 received 23.5.2023, together with the other supporting information received on 17.3.2023. __

Interested Person Status - Additional Persons

None __

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                                      23/00338/CON                                     Page  2  of  4

Officer’s Report

1.0 THE SITE

1.1 The site is Harbour Lights, Shore Road, Peel. The property has a café at ground floor and apartments in the upper floors. The site is located in the Peel Conservation Area.

1.2 This application focusses on the rear yard of the property, and its boundary on to Queen Street. The yard has an unpainted render boundary wall that increases in height as it moves away from the Promenade, towards the gable of no.10 Queen Street. Behind the boundary wall the yard contains several portions of historic wall that previously formed part of a pitched roof outbuilding, the roof of which is no longer in place.

2.0 THE PROPOSAL

2.1 This application seeks registered building consent to demolish a portion of the boundary wall in order to create a garage.

3.0 PLANNING POLICY

3.1 TOWN AND COUNTRY PLANNING ACT 1999

S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

Environment Policy 35: 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.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

4.0 PLANNING HISTORY

4.1 Reference Number: 85/00652/B Status: Permitted

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                                      23/00338/CON                                     Page  3  of  4

Proposal: Installation of ice-cream serving hatch and canopy to front elevation, Sunset City Cafe, Shore Road, Peel

Reference Number: 89/00303/B Status: Permitted Proposal: Installation of satellite dish, 2 Shore Road, Peel.

Reference Number: 21/01475/B Status: Permitted Proposal: Installation of replacement window on Front Elevation, alteration of apartment 1 (part Ground & First Floor) to create 2 No Permanent Apartments, with alteration of roof area to expand existing terrace

Reference Number: 23/00097/B Status: Permitted Proposal: Installation of replacement windows

5.0 REPRESENTATIONS No comments have been received.

6.0 ASSESSMENT

6.1 The issue here is whether the proposals would preserve or enhance the special character of the Peel Conservation Area.

6.2 The alterations proposed within this application focus on it's boundary along Queen Street. Along the Queen Street elevation, the property itself has a mixed form with little rhythm and no decorative elements. The boundary wall itself has an unpainted render finish along its external face. Although boundary walls (either finished in render or exposed stone) are a common feature of the rear yards in the Peel conservation area, the boundary wall of this site is not considered to make a significant contribution to the special character of the area. With this in mind, the proposed creation of an opening and installation of a sectional garage door, although visible, is not considered to significantly impact the special character of the conservation area.

7.0 CONCLUSION

7.1 It is judged that the proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the conservation area is being protected and preserved. It is therefore recommended that the application be approved.

8.0 INTERESTED PERSONS STATUS

8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) Manx National Heritage; and (c) The local authority in whose district the land the subject of the application is situated

8.2. In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

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I can confirm that this decision has been made by a Principal Planner 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: 15.06.2023

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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