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Application No.: 24/00829/CON Applicant: Mr & Mrs Simon Benn & Vicky Elizabeth Quirk Proposal: Registered Building Consent for demolition aspects to 24/00827/B Site Address: 12 Stanley Road Peel Isle Of Man IM5 1NX Technical Officer: Tom Sinden Recommended Decision: Permitted Date of Recommendation: 02.10.2024 _________________________________________________________________
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.
It is judged that the proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the demolition of the utility room and flat roof extension would cause no harm to the character and appearance of the Peel conservation area. It is also judged that the application meets the tests of Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the demolition of the utility room and flat roof extension would result in the character of the conservation area being protected and preserved. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings 01, 02, 03, 04, 05, 06, 07, 08, 09, 10, 11, 12, 13, 14, 15 and 16 all received on 31.7.2024. _______________________________________________________________
None ___________________________________________________________________
1.1 The site is 12 Stanley Road, Peel. The property is a two storey pitched-roof terraced dwelling on the north side of Stanley Road. The site is located in the Peel Conservation Area.
2.0 THE PROPOSAL - 2.1 This application seeks registered building consent to demolish a ground floor rear extension in order to construct a new extension. The application is concurrent with planning application 24/00827/B.
3.0 PLANNING POLICY - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas
(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 4 Environment Policy 35
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
4.0 PLANNING HISTORY - 4.1 - 02/02215/B Installation of replacement uPVC windows and doors to front and rear elevations Permitted
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Peel Commissioners were consulted on 1.8.2024. At the time of writing this report, no comments have been received (2.10.2024). - 5.2 Manx National Heritage were consulted on 1.8.2024. At the time of writing this report, no representation has been received and it is therefore assumed that Manx National Heritage have no comments to make regarding the application (2.10.2024).
6.0 ASSESSMENT Statutory Test - 6.1 Section 18 of the Act requires the Department to pay special attention to the desirability of preserving or enhancing the character or appearance of any conservation area in the exercise of any powers under the Act. In this instance, the application proposes to demolish a modest single storey rear extension in order to construct a new extension. Given their form, materials and likely date of construction, the utility room and adjacent flat roof extension that are
proposed to be demolished are judged to be making no positive contribution to the character or appearance of the conservation area. As such, it is judged that their replacement with a new extension would cause no harm to the special interest of the conservation area, and that the application passes the tests of Section 18.
Policy Tests
6.2 As outlined in section 6.1 above, the elements proposes to be demolished within this registered building consent application are of a form and appearance that is not judged to make any positive contribution to the conservation area. As such, together with the very modest scale of these elements, it is considered that the proposed demolition will protect and preserve the character of the conservation area.
7.0 CONCLUSION - 7.1 It is judged that the proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the demolition of the utility room and flat roof extension would cause no harm to the character and appearance of the Peel conservation area. It is also judged that the application meets the tests of Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the demolition of the utility room and flat roof extension would result in the character of the conservation area being protected and preserved. It is therefore recommended that the application be approved.
8.0 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:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. - 8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status as per section 3.2.4 of the Operational Policy. _____________________________________________________________________
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 and/or rights to appeal.
Decision Made: Permitted Date: 04.10.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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