DEC Officer Report

Application No.: 20/00404/CON Applicant: Mr & Mrs Ian Jones Proposal: Registered Building consent for the demolition elements relating the application 20/00388/B Site Address: 42 Douglas Street Peel Isle Of Man IM5 1BD Planning Officer: Mr Paul Visigah Photo Taken: 22.05.2020 Site Visit: 22.05.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.06.2020 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This application has been recommended for approval for the following reason.

This application is considered to comply with Environment Policy 35 and 39 of the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man.

Plans/Drawings/Information;

This decision relates to Drawing numbers JTM1947-P-00, JTM1947-P01, JTM1947-P03, and JTM1947-P-04 date stamped and received 7 April 2020 and Drawing No. JTM1947-P-02 A (Amended) date stamped and received 29 June 2020.

Interested Person Status

Additional Persons None

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing two storey mid-terrace property with accommodation in the roof, which fronts onto Douglas Street and backs onto a rear lane which links the Boilley Spittall car park with West View. The existing building has its chimney on the left end of the roof pane and has its external walls finished in painted render while its roof is covered in grey slate tiles. - 1.2 This property has a rooflight on its front roof pane and its front elevation is similar to the properties on the left of the front elevation, although its front elevation projects about 800 further than the other front elevations. - 1.3 The rear elevation is partly concealed by the rear of the abutting property on the west elevation, number 40 by a lean-to extension finished in corrugated sheeting which wraps around the rear of the dwelling; property also owned by the applicant. This elevation is largely hidden from view from Boilley Spittall by the redeveloped properties which span the whole of the north eastern side of this road although some sections of the rear elevation is visible from the lane which run behind the properties. The ground floor level of the building at the rear of the site is a floor below lane level, similar to other properties in the street and houses a lean-to outbuilding which leans on the eastern boundary wall. The lane is characterised on both sides by a number of pedestrian gates with relatively few vehicular parking spaces within the properties which abut it. - 1.4 The streetscene is very varied with many different eaves and ridge levels and some variations in finish although the majority are smooth painted render. Number 34 has a large front dormer which is distinct in the streetscene although perhaps not for the right reasons. THE PROPOSAL

2.1 The application seeks approval for Registered Building Consent for demolition element relating to the application 20/00388/B. - 2.2 The demolition involves the removal of a single storey lean-to roofed out-building at the rear of the property. PLANNING POLICY

3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use. The site also lies within Peel's Conservation Area. - 3.2 Paragraph 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearance. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally grant assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas. - 3.3 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. - 3.4 Strategic Policy 4 states (in part) that "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;"

3.5 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area." - 3.6 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; (n) is designed having due regard to best practice in reducing energy consumption.

3.7 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." - 3.8 POLICY CA/6 DEMOLITION "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole." - 3.9 The following sections of the Residential Design Guide will also provide guidance in the assessment of the extensions on the dwelling.

• 3.9.1 Section 3.2: Potential Visual Impact of an Extension upon the Existing House

• 3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.
• 3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a

deliberate design decision has been made to adopt a different approach - as set out on the next page.

• 3.9.2 Section 3.3: Potential Visual Impact upon the Streetscene/Landscape

• 3.3.1 Extensions should generally be in keeping with the character and appearance of the street in which they are seen. Taking note of the spaces between existing dwellings and adhering to the front building line are important aspects when considering the appropriateness of an extension in the street scene. In the case of dwellings which form part of a group of properties and which have a prominent appearance within the streetscene, it will be especially important to ensure any extension does not adversely affect either the overall group of dwellings or the individual dwelling.

3.9.3 Section 3.4: Potential Impacts on Highway Safety

• 3.4.1 Generally, most residential dwellings have access to a parking space within the curtilage of the property which can improve environmental and highway conditions of the area. If two or less parking spaces are currently available within the property, the applicant should try to ensure that the extension would not result in the loss of parking. If there are more than two existing spaces, then the applicant should try to ensure that there would still be at least two acceptably sized parking spaces (a full sized parking space is 3.25m x 6m, although in some instances these can be reduced). PLANNING HISTORY

4.1 This application runs contemporaneously with PA 20/00388/B for alterations and erection of 2 storey extension. - 4.2 Other applications related to the application site and considered to be materially relevant to the current application are:

• 4.2.1 PA 03/01121/PART for Installation of roof light to replace front dormer and uPVC casement windows roof light and door to rear elevation - Permitted.

A previously existing front dormer was removed to enable the installation of the existing rooflight which would be removed in the current application.

• 4.2.2 PA 03/01121/PART1 for Installation of uPVC sliding sash replacement windows to front elevation - Permitted on Review

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 they 'Do not oppose' in the letter dated 11 May 2020.

5.2 There has been no written representation made regarding the current planning application by the Peel Commissioners at the time of writing this report, although they were consulted on 20 April 2020. ASSESSMENT - 6.1 The main consideration here is whether the demolition of the existing single storey rear out-building on the site would be detrimental to the overall character and appearance of the street scene and wider Conservation Area. The following test is included in the policy section of this report but is reiterated below:

"The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area. When considering proposals which will result in demolition of a building in a Conservation Area, attention will be paid to the part played in the architectural or historic interest of the area by the relevant building and the wider effects of demolition on the building's surroundings and on the Conservation Area as a whole. In addition, consideration will be given to:

• o the condition of the building;
• o the cost of repairing and maintaining it in relation to its importance and the issue derived from its continued use (based on consistent long-term assumptions);
• o the adequacy of efforts made to retain the building in use;
• o the merits of alternative proposals for the site."

6.2 The Demolition of the Rear Outbuilding

• 6.2.1 The rear outbuilding is a lean-to construction which leans on the eastern boundary wall of the application site and currently houses a utility room and WC. This structure is not of historical or architectural interest or merit and its removal would not harm the character or appearance of the Conservation Area, regardless of whether the proposed new development takes its place. Moreover, it cannot be viewed from Douglas Street or any public thoroughfare within any reasonable distance, and it is not noticeable from the rear access lane abutting the application site and as such its removal will not have any impact on the street scene.
• 6.2.2 On the balance, it is considered that the loss of this out-building would have no unacceptable impact on the character and appearance of the Peel Conservation Area and its demolition may be regarded as an enhancement, in accordance with Environment Policies 35 and 39.

CONCLUSION

7.1 This Registered Building consent proposal accords with the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man, and as such it is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Manx National Heritage, and
• o 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 above who should be given Interested Person Status

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 : 01.07.2020

Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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