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19/00833/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00833/B Applicant : Public Estates & Housing Division Proposal : Blocking up existing doorway to create window into WC (retrospective) and doorway / window alterations and blocking up existing garage door onto Crown Street and formation of garage door opening into depot yard Site Address : Works Depot Spit Corner Workshop & Crew Room East Quay Peel Isle Of Man
Planning Officer: Mr Paul Visigah Photo Taken : 14.08.2019 Site Visit : 14.08.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.09.2019 __
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 approval relates to drawing numbers 2018/13/10/A and 2018/13/11/B date stamped and received 24 July 2019. __
Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Manx Natural History and Antiquarian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of
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land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018).
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Officer’s Report
THE APPLICATION SITE 1.1 The site is the DOI depot situated inside Spit Corner, also known as Weatherglass Corner, at the junction of Shore Road and East Quay. The depot is surrounded by a 1.8m high sandstone wall which is interrupted by the frontages of a number of buildings: the Sailors' Shelter and the harbourmaster's house (a Registered Building) facing East Quay, the public toilets, Peel Sailing and Cruise Club rooms and the rear of the depot buildings on Shore Road and two small hipped, slated roofed buildings with a garage door between them, facing onto Crown Street to the south.
1.2 Access into the depot is through a single vehicle width entrance off East Quay. Within the depot there are various single storey workshops in plain, rendered buildings, two sandstone, hipped roofed buildings, the backs of the Sailors' Shelter and the harbourmaster's house. There is also currently a portacabin on the site which sits behind the Sailors' Shelter and behind this is a brick wall which runs behind the rear of one of the sandstone hipped roofed buildings and towards the back of the harbourmaster's house.
PROPOSAL The application proposes a number of external alterations including; i. Removal of existing garage door and frame on Crown Street (South Elevation), and blocking up the opening using reclaimed stone to match existing and lime mortar. (this is to reduce the impact of deliveries and loading on Crown Street)
ii. Installation of new garage door on the opposite corner inside the courtyard to serve the garage (North Elevation). The works will form new garage door opening in existing wall and install powder coated aluminium sectional door and frame.
iii. Removing existing timber window and masonry below opening to create new doorway to Diving Air Compressor on the north elevation of building. 1m wide, UPVC half-glazed door and frame (obscure glass) with low level threshold to be installed in opening. (Existing lintel to be retained).
iv. The existing timber door and frame connecting the Crew Room to the courtyard to be removed and replaced with new hardwood timber ledge, framed and braced vertically boarded door (style to match existing door and frame). Door to have full weather stripping all-round, with Stormguard threshold strip. This work will be on the north elevation.
v. Removal of the existing timber door and frame connecting the Changing Room lobby on the north elevation, and the installation of 1m wide, UPVC half-glazed door and frame (obscure glass) with low level threshold. The works will reduce the width of opening using 100mm thick blockwork with thickened pier at the door opening and tied back to existing using stainless steel wall starter and built off new 450mm wide concrete strip.
vi. Opening on side of Crew Room blocked up to create window opening on north elevation (Retrospective). Timber vertical sliding sash window with paint finish to be installed to match existing windows on building. The stonework and cill will be installed to match existing wall.
PLANNING POLICY
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3.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 and General Policy 2 which sets a number of general standards towards development.
3.2 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.
3.3 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; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
3.4 Section 9.0 of the Peel Local Plan Written Statement states (in part): 9.2 The area in question comprises a unique street pattern related to the harbour and the sea and includes a high proportion of largely original buildings and structures. As such, the character of the area should not only be preserved but enhanced by positive schemes of action. 9.3 Particular attention will be paid to the design of replacement windows, doors and roofing materials which might detract from the area. 9.4 In addition, particular attention will be paid to: i. the use of colour ii. Design of shop fronts or offices
3.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "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."
3.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "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 original method of opening, whatever the material used in the construction."
PLANNING HISTORY
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4.1 There is no previous planning application on this site or in the immediate area which is considered to be relevant to this application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that the proposals are considered acceptable from a highway perspective and there are no highways condition in a letter dated 27 August 2019.
5.2 Manx National Heritage although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Manx Utilities Authority although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.4 The Manx Natural History and Antiquarian Society have written in with the following comments in a letter dated 4 September 2019: While the society has no objection to the creation of a new door north side into the yard area, they would respectfully point out that in line with the original street pattern and other buildings in the locality, the layout was designed specifically so that entrances faced inward away from the sea and thus gained protection from sand, sea, shingle and wind. The society believes that in the heart of the Conservation Area, it is important to retain specific details and reflect this historic design.
Isle of Man Natural History and Aquarian Society would therefore seek a detailed design that shows a traditional wooden, albeit 'mock' door and doorway in front of the blocked up access onto Crown Street.
5.5 Peel Town Commissioners although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT 6.1 That the site lies within a Conservation Area means that the development proposed must be judged to either preserve or enhance the character or appearance of that Area. It must be noted that the affected buildings on the site have some traditional features and details, and the retention of these may be key in retaining the character and appearance of the Area; since the affected areas can be viewed from the street scene.
6.2 Proposed works within Courtyard
6.2.1 It is noted that the works proposed to be carried out within the courtyard is completely concealed from public views and as such do not have any impact on the broader area. However, considering the building the works will be carried out on, the finishing should uphold the appearance and character of the building. The proposed alteration to create the garage door will improve the functionality of the affected space, in addition to reducing the potential impact of the site activities on the highway (Crown Street) and as such its contribution is essential. As well, the finishing will mirror the external features of the affected wall by preserving the rendered finishing and appearance and as such accords with Environment Policy 35.
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6.2.2 The proposed window installation will seamlessly fit into the affected façade as the proposed timber sliding sash window bears the features of the existing windows on the affected building and as such will have a neutral impact on the character and appearance of the building; conforming to Planning Circular 1/98. Whilst this window is a new addition to this elevation, its material, appearance, pattern and section of glazing bars are a replication of the existing; thus they are considered an acceptable alteration.
6.2.2 Considering the works for the installation of UPVC doors and reduction in size of openings to allow for the door installations, these are deemed unobjectionable. It is to be noted that the proposed UPVC doors for this building elevation are not traditional, but contemporary additions; however, UPVC casement windows already exist on this elevation and as such the addition would not be judged to be alien to the elevation. Moreover, views of the proposed doors will not be visible from neighbouring properties, as the work area is concealed by the enclosure within the courtyard. Therefore any impacts on visual amenity that are not already in existence from the existing UPVC windows on the façade cannot be introduced by the addition of the doors.
6.3 External works on Building façade
6.3.1 The existing Peel sandstone facade on the south is a special feature of the Conservation Area. Also, the use of large panes of glass with minimal framing around the windows edge is a unique feature on many of the stone buildings.
6.3.2 The removal of the garage door, blocking up the reveal and finishing to match the existing wall will be a noticeable alteration to the building. However, the alteration is meant to limit the impact of the activities of the site on the highway and as such its relevance to promoting highway safety is a factor that should be supported. Besides, the finishing of the affected wall will conceal every change and make the wall appear as existing; limiting possible impacts on the appearance of the street scene.
6.3.3 Comments from the Isle of Man Natural History and Aquarian Society refer to the blocking up of a door to Crown Street. However, it is worth noting that the only opening closed up is the garage door which once opened up to Crown Street and as such the comments are a misconception of what is proposed and do not relate to the proposed works on the building façade fronting Crown Street. As well, the works on the north elevation of the dwelling will be confined to the courtyard; as such the comments relating to protection from sand, sea, shingle and wind are not material as the work area is significantly screened from the elements considered and would not have direct exposure as envisaged.
CONCLUSION 7.1 It is concluded that the development proposed, overall, complies with Environment Policies 35, Planning Circular 1/98 and other relevant policies on the Strategic Plan, and as such is recommended for approval.
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:
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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.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 26.09.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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