DEC Officer Reprot

Application No.: 18/00767/B Applicant: Ms Anneka Dellborg Proposal: Alterations, erection of rear extension and installation of replacement windows and front door Site Address: 8 Bridge Street Peel Isle Of Man IM5 1NB Principal Planner: Miss S E Corlett Photo Taken: 20.08.2018 Site Visit: 20.08.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.08.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. 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.

Plans/Drawings/Information;

This decision relates to the location, site and existing elevations, plans and sections received on 18.07.18 and P/10-10 received on 12.07.19. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:

Manx Utilities _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of 8, Bridge Street, a terraced, plain fronted cottage which is similar to the others in the row, with two floors of accommodation and a pitched roof which has two rooflights in the front and one in the rear. The front of the property is clearly visible from Bridge Street and the rear is visible from Stanley Mount, which runs to the north. - 1.2 The frontages of the properties on this side of Bridge Street are not stepped whereas those on the other side of the street step down from south to north. There is a slight change of direction between numbers 8 and 6. - 1.3 At the rear the dwelling, and number 8 have a wall which screens the ground floor accommodation from view. The upper floors and rear pitch are clearly visible. THE PROPOSAL

2.1 Proposed is the replacement of the existing windows in the front elevation. Currently the windows are casements with internal glazing strips to mark out a Georgian pane pattern. Proposed would be uPVC framed sliding sashes to match the style of those in number 10 albeit they are timber framed. - 2.2 Also proposed is the replacement of the front door with a four panelled door and glazed fanlight. - 2.3 The front pitch rooflights are to be replaced with larger, Conservation rooflights with dimensions of 560mm by 980mm. - 2.4 At the rear the existing sliding sash windows are to be replaced with uPVC framed sliding sashes. Part of the existing chimney is to be removed and the existing rooflight is to be replaced slightly further off centre and another, larger rooflight installed towards the other side with a recessed balcony installed within the roof plane with galvanised metal railings in front off the rear elevation. - 2.5 An extension is proposed within the rear yard, coming up to both sides of the enclosure and with a small section, around 1m wide, between the front of the extension and the back wall to be used as a small yard/terrace. A glazed light, fitted with obscured glazing is to be fitted into the rear wall to allow light into this new internal space and "clerestory windows" are annotated as sitting on top of the boundary walls although it is difficult to see these on the proposed elevations. PLANNING POLICY

3.1 The site lies within an area of Mixed Use on the Peel Local Plan of 1989 and also within Peel's Conservation Area. As such, the following Strategic Plan policies are relevant:

• 3.1.1 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; (g) does not affect adversely the amenity of local residents or the character of the locality and (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan".

• 3.1.2 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.

• 3.1.3 Planning Circular 1/98 provides advice on the replacement of windows within a Conservation Area as follows:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.

Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."

PLANNING HISTORY

4.1 The property has been the subject of various applications for alterations and extensions, none of which is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Peel Town Commissioners indicate that they have no objection (04.09.18 and 15.10.18).

5.2 Highway Services have no highway interest in the application (16.08.18). - 5.3 Manx Utilities seek a deferral pending investigations of the site (17.08.18).

ASSESSMENT

6.1 The issues in this case are whether the works preserve or enhance the appearance and character of the Conservation Area and also, whether there would be any adverse impact on the living conditions of those in adjacent property as a result primarily of the rear extension. Replacement windows

6.1 The drawings reflect the proportions of the windows alongside which are in number 10: these windows are the correct style and the applicant should be congratulated in this proposal which will significantly enhance the character of the property and is completely in line with EP35 and PPS1/01 even with the frames made in uPVC rather than timber. Replacement front door - 6.2 The door is now to be recessed, which is not uncommon within the streetscene. - 6.3 Rooflights

• 6.3.1 The rooflights which are on Bridge Street on the main elevation are to be Conservation type and are acceptable. Whilst those on the rear are not Conservation type, they are in a context with modern features and as such are not considered objectionable.

6.4 Rear balcony

• 6.4.1 The balcony will be recessed and whilst it would interrupt the rear eaves line it would not be intrusive or prominent, particularly when viewed alongside the large dormer to the south.

6.5 Rear ground floor extension

• 6.5.1 The works will be largely hidden behind walling and will have no significant impact on the character or appearance of the CA. The proposed pedestrian door/glazing in the rear wall, whilst it would interrupt what looks like an old sandstone wall, is considered to have a minimal impact due to the limited length of the wall and its context at the back of the terrace without any other features of particular interest or merit. It is relevant that the house alongside the application property has a large mansard style rear extension which abuts the application property: this is unattractive and out of keeping with the otherwise traditional buildings in the

area and much larger and more apparent than what is proposed as a rear extension in the case of the current application.

• 6.5.2 The glazed infill in the rear yard is unlikely to have any significant impact due to its limited height and its position but if seen would not be objectionable in appearance.

6.6 Whilst Manx Utilities initially requested a deferral pending investigations as to the position of services on the site, and have not rescinded that request, the applicant's agent indicated in November, 2018 that it was proposed to insert a rodding eye in their rear yard which enables the manhole in the rear of number 8 to be removed and sealed which is acceptable to Manx Utilities. Whilst this has not been confirmed as acceptable by MU, it is clear that there is a solution to the issue which does not involve development or further amendments to this application and is a matter for MU and the applicant, outwith the planning process.

CONCLUSION

7.1 The works will have either a neutral or positive impact on the character and appearance of the property and the surrounding CA and the works therefore comply with the relevant Strategic Plan policy and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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.

Decision Made : Permitted Date: 23.08.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note

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