Loading document...
==== PAGE 1 ====
23/00833/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00833/CON Applicant : Mrs Mrs Glenda W.E. Hansbury Proposal : Registered Building Consent for replacement roof covering and rooflight to rear in association with PA 23/00834/GB (Retrospective) RB108 Site Address : 5 Charles Street Peel Isle Of Man IM5 1AF
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.09.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. It is therefore judged that the application is acceptable.
Plans/Drawings/Information;
This decision relates to drawings 01 and 02, together with the other information submitted on 31.7.2023. __
Interested Person Status - Additional Persons
It is recommended that the Department of Infrastructure Highways Division should not be awarded Interested Party Status as their comments do not meet the tests within paragraph 2 of the Policy. __
Officer’s Report
1.0 THE SITE
==== PAGE 2 ====
23/00833/CON Page 2 of 4
1.1 The site is 5 Charles Street, Peel. The property is part of a terrace of vernacular two storey terraced dwellings that are entered on the Protected Buildings Register (RB108). On the first edition OS Map from the 1860s, the street is named Pilot Street. In 1874, when the name of Peel's streets was causing some confusion, Peel High-Bailiff R J Moore issued a printed poster clarifying the name which was to be used for each street. Charles Street was noted as having previously been called 'Walker's Lane', the 'Boy-Bowyer's Lane', and 'Pilot Street'. The street is named after notable resident Mr Charles Morrison, as it lead from his dwelling to his warehouse. The registered terrace has special interest as one of the most significant and representative examples of working class dwellings from the early 19th century, with surviving architectural features, setting and plan forms.
2.0 THE PROPOSAL
2.1 The application seeks registered building consent to replace the existing natural slate roof covering on the Charles Street facing part of the property with new natural slates, and to replace the corrugated roof covering on the northerly wing with new natural slates. The application also seeks registered building consent to replace a roof light on the northerly facing roof slope with a velux roof light. Both elements are retrospective. The current, new, owner believes that the works were undertaken in 2002.
3.0 PLANNING POLICY.
3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
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 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/5 - ALTERATIONS AND EXTENSIONS: In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
==== PAGE 3 ====
23/00833/CON Page 3 of 4
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
4.0 PLANNING HISTORY
4.1 Applications 23/00523/B and 23/00524/CON permitted the installation of replacement windows and door. There are no other applications for the property on the Department's electronic database.
5.0 REPRESENTATIONS
5.1 The Department of Infrastructure Highways Division have stated that they Have no objections to the application (4.8.2023).
6.0 ASSESSMENT
6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the special interest of the registered building.
6.2 The application proposes to replace two existing roof coverings, one natural slate and one corrugated metal, with new natural slates. The replacement roof finish is judged to be historically appropriate for the property in style and material, and as such is judged to preserve the special interest of the registered building.
6.3 The application also proposes to replace the roof light on the north facing roof slope. The proposed roof light is very similar in proportions to the unit it would replace, and is judged to be of a size and in a position that does not adversely affect the building's special interest.
7.0 CONCLUSION
7.1 It is judged that the proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. 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
==== PAGE 4 ====
23/00833/CON Page 4 of 4
treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
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: 08.09.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal