DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00101/B Applicant: Mr George & Mrs Catherine Ready Proposal: Installation of two skylights and a roof vent Site Address: Sunset Cottage 10 Gib Lane Peel Isle Of Man IM5 1PD Planning Officer: Toby Cowell Recommended Decision: Permitted Date of Recommendation: 10.05.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

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

The proposed works are noted as being highly minimal in nature and are considered to be acceptable from a design perspective without detriment to the character and appearance of the Conservation Area, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to the following drawings and documents referenced; Location plan Site plan Existing elevations and sections Proposed elevations and sections Proposed elevation plan for skylights Existing site photos Technical details for skylights and ventilator Received 25.01.24

Interested Person Status

Additional Persons

It is recommended that the following 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 4(2):

32 Stanley Road, Peel

as they have not explained how the development would impact the lawful use of 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 Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the existing residential curtilage of Sunset Cottage, 10 Gib Lane, Peel which is a detached two storey property located on the southern side of Gib Lane and south of Marine Parade. The property include a single-storey mono-pitched stone kitchen element of the rear which abuts the neighbouring curtilage of no. 32 Stanley Road to the south.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the installation of 2 no. rooflights (400mm x 700mm) in the rear roofslope of the existing rearward projecting kitchen element together with a small ventilator near the top of the roof slope.

3.0 PLANNING HISTORY - 3.1 18/00404/B - Creation of an additional window to north gable - Permitted - 3.2 02/00364/B - Installation of uPVC windows to replace existing - Permitted

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as ''Mixed Use' in the Peel Local Plan, and within the Conservation Area. General Policy 2 of the Strategic Plan 2016 requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings to not adversely affecting the character of the surrounding landscape or townscape; to safeguard the amenities of surrounding residential properties and ensure adequate parking provision. - 4.2 Environment Policy 35 of the Isle of Man Strategic Plan 2016 states, "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."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners - No response received at the time of writing. - 5.2 Highway Services - No highways interest (02.02.24) - 5.3 Manx National Heritage - No response received at the time of writing. - 5.4 Registered Buildings Officer - No response received at the time of writing. - 5.5 Manx Utilities Authority - No response received at the time of writing.

5.6 One letter of representation had been received objecting to the proposals on the following grounds:

• - Property backs onto the yard where the kitchen works are proposed, with their shed very close to the wall which is intended to be rendered;
• - Clear that their existing shed will be compromised by the works, and provision must be made to ensure that they have a working shed on the same spot in their property;
• - The works will require erection of scaffolding in their yard and no permission has been asked to access their property;
• - Understood that such issues are not planning matters and between the applicant and the neighbour, but request that they be taken into consideration as part of the application's determination.

6.0 ASSESSMENT - 6.1 The proposed installation of 2 no. rooflights and a single ventilator are considered to be highly minimal in nature and would not be visible within the context of any public vista. Therefore, the proposals would result in no material impact upon the character and appearance of the Conservation Area. - 6.2 Comments and concerns raised by the neighbouring property with respect to their installation and the application of new rendering are noted. However, as these comments have also correctly pointed out, such matters are not material planning considerations and any issues which may rise during the undertaking of such works, particularly in relation to access of the neighbouring property, erection of scaffolding and potential damage to the neighbouring property's shed, represent a civil matter outwith of the planning process and would need to be resolved between both parties. - 6.3 On the basis of the above, the proposals are considered to be acceptable from a design and visual impact perspective in the context of the site's location within the Conservation Area, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan.

7.0 CONCLUSION - 7.1 The proposed works are noted as being highly minimal in nature and are considered to be acceptable from a design perspective without detriment to the character and appearance of the Conservation Area, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan (2016), and therefore recommended for approval.

8.0 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 16.05.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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