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20/00462/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00462/CON Applicant : Habitro Properties Ltd Proposal : Registered Building consent for the demolition elements relating the application 20/00461/B Site Address : 15 Mona Street Peel Isle Of Man IM5 1HJ
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: __
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. 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 Environment Policy 39 of the Strategic Plan, and Planning Policy Statement 1/01 CA/6.
Plans/Drawings/Information;
This approval relates to the Existing and Proposed Plans (Amended) and Window Details date stamped and received on 1 July 2020, Additional Information and Vertical Slider Details date stamped and received on 10 July 2020.
__
Interested Person Status - Additional Persons
None __
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20/00462/CON Page 2 of 4
Officer’s Report
THE SITE 1.1 The site represents the curtilage of an existing residential property situated on the eastern side of Mona Street. The property is a three storey terraced house with timber framed casement windows in place while its external walls are finished in painted spar dash render. At the rear of this property is a single storey lean-to extension which has its roof sloping southwards.
THE PROPOSAL 2.1 The application seeks approval for Registered Building consent for the demolition elements relating to the application 20/00461/B.
2.2 The demolition would involve the removal of the existing part width single storey outlet extension at the rear of the property.
PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1998 as Mixed Use. The property also lies within Peel's Conservation Area where the policies of Planning Policy Statement 1/01 apply. The building is not Registered.
3.2 The relevant policies regarding the demolition of fabric within the Conservation Area are as follows:
Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.
3.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man
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.
PLANNING HISTORY 4.1 This application runs contemporaneously with PA 20/00461/B for alterations, erection of replacement rear extension and installation of replacement windows and door.
4.2 The other application related to the application site and considered to be materially relevant to the current application is:
4.2.1 PA 07/01567/B for Installation of replacement windows - Refused. Reason for refusal:
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20/00462/CON Page 3 of 4
The installation of the replacement casement windows would be contrary to Environment Policy 35 and Planning Circular 1/98 in that the replacement windows would be out of keeping with the general character of the street and would not preserve or enhance the character and appearance of the Conservation Area, to the detriment of the visual amenities of the locality.
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 a letter dated 27 May 2020.
5.2 There has been no written representation made regarding the current planning application by the Peel Town Commissioners at the time of writing this report, although they were consulted on 20 May 2020.
5.3 The Isle of Man Victorian Society has made the following comment regarding the application in a letter dated 3 June 2020:
Contrary to the wording of this application as per the 'list', it does not include the replacement of the front door. The windows on the front elevation should be of the sliding sash variety and not casement windows with horns. This is a Conservation Area and the correct type of opening should be used irrespective of material.
ASSESSMENT 6.1 The main consideration here is whether the demolition of the existing part width single storey outlet extension at the rear of the property 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 rear extension is a lean-to construction which leans on the northern boundary wall of the application site and currently serves as the kitchen for the dwelling. 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 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 extension 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.
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20/00462/CON Page 4 of 4
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 (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.
Decision Made : Permitted
Date: 16.07.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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