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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00834/GB Applicant : Mrs Glenda W.E. Hansbury Proposal : Retrospective application for replacement roof covering and rooflight to rear 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 and 18 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policies 32 and 35 of the Strategic Plan 2016, as the character of the Registered Building and Conservation Area are 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

None __

Officer’s Report

1.0 THE SITE

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

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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 permission 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 permission 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 The site is in an area defined as mixed use in the Peel Local Plan 1989, and within the Peel Conservation Area. The site is not in an area at risk of flooding.

3.2 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.

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.

3.3 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.

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.

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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. 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 there is no highways interest in 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 and the character and appearance of the Conservation Area.

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 character of the registered building and the conservation area.

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. As the roof light would not be visible from any public viewpoint, it is considered that the special character of the conservation area would be preserved.

7.0 CONCLUSION

7.1 It is judged that the proposals meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policies 32 and 35 of the Strategic Plan 2016, as the character of the Registered Building and Conservation

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Area are being preserved and protected. It is therefore recommended that the application be approved.

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 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

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