18 December 2019 · Planning Committee
Hollies Beach House, 17, Shore Road, Peel, Isle Of Man, IM5 1nh
The proposal involves reinstalling non-ferrous metal stairs and rails for access from the rear garden to the flat roof of an existing single-storey garage, and adding a 1.1m high glazed balustrade on the front and side of the garage roof to create a safe roof terrace.
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The officer concluded that the proposal preserves the general character of the Peel Conservation Area in line with Environment Policy 35, as the glazed balustrade, though modern, is not prominent enou…
Environment Policy 35
Requires development in Conservation Areas to preserve or enhance character and protect special features. Officer assessed the balustrade's modern design as noticeable but not harmful due to recessed position on existing garage, preserving overall promenade character dominated by low vernacular forms, traditional materials, and chimney stacks.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape character or neighbour amenity. Proposal complied as it does not extend beyond existing lines, respects proportions, and causes no significant new amenity harm beyond existing inter-visibility.
Residential Design Guide 4.7.2
Advises roof terraces on terraced/semi-detached properties unlikely acceptable unless avoiding overlooking, preferring large separations or screens without overbearing impact. Accepted here on semi-detached site due to no new significant overlooking in established intimate townscape, with tinted glazing and no-storage condition mitigating concerns.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No external storage
There shall be no external storage of items on the roof terrace hereby approved. Reason: To protect the visual amenity of the Conservation Area.
Dark finishes and tinted glazing
The balustrades (including all hand rails and vertical railings) hereby approved shall be finished in a dark colour and the glazing installed in a dark grey or black coloured tint, unless otherwise approved in writing by the Department and retained as such thereafter. Reason: In the interest of visual amenity.
Removal if disused
In the event that the roof terrace is no longer required or is not used for a period longer than 12 months, whichever is the sooner, the balustrades and stairs shall be removed and the roof of the garage made good. Reason: to prevent the unnecessary retention of the roof terrace in the interest of visual amenity.
Do not oppose
No Highways Interest
Neighbours from 10 Duke Street and 19 Shore Road objected due to conservation area impacts, overlooking, and potential attachments to adjacent property; Peel Town Commissioners and DOI Highways Division raised no objections.
Key concern: incompatibility with Peel Conservation Area character
Peel Town Commissioners
No ObjectionThe Commissioners do not oppose the proposals contained within these applications subject to any conditions stipulated below
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 01.08.19
10 Duke Street
ObjectionThe proposed stainless steel and glass proposal is not in keeping with the streetscape and style of surrounding properties; This will create considerable overlooking of our property and is generally unneighbourly; Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
Conditions requested: Approval of the balustrading to be to a design to be agreed with the Conservation Officer; No residential development to approved for the space
19 Shore Road
ObjectionUnder no circumstances will I give my permission to have any attachments to the gable end of 19 Shore Road; We do not give permission for any fixings in relation to the proposed balustrade or staircase to be affixed to our property
