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                                      24/91354/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91354/B Applicant : Mr Nigel Rawlinson Proposal : Erection of an extension (part retrospective amendments to PA 20/01522/B) Site Address : 12 And 14 Glenfaba Road Peel Isle Of Man IM5 1BU

Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.02.2025 __

Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

C 1. All new windows on the front elevations shall be installed with a sliding sash opening method with a half and half subdivision of the aperture and retained as such thereafter.

Reason: In the interest of enhancing the character and appearance of the existing dwellings and the Conservation Area.

C 2. The roof must be finished in slate or mock slate and retained as such thereafter.

Reason: In the interests of the character and appearance of the site and surrounding Conservation Area.

C 3. Prior to the occupation of the extensions hereby approved, the dummy chimney stack shall be constructed to match the existing stack in terms of its size, height and design and shall be permanently retained thereafter.

Reason: In the interests of the appearance of the dwellings and the Conservation Area.

This application has been recommended for approval for the following reason. The proposal does not harm the character and appearance of the Conservation Area. The proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the documents, location plan, site plan, existing drawings, approved drawings and plan details, which have all been received on 11th December 2024 and proposed drawings, which has been received on 27th February 2025.

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Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure - No objection __

Officer’s Report

1.0 THE SITE 1.1 The site is 12 And 14 Glenfaba Road, Peel, two mid-terrace houses located on the east of Glenfaba Road. The east side of Glenfaba Road is a row of terrace houses on a slope. Most terraced houses are two-storey, with pitched roofs and chimneys shared with neighbouring properties.

1.2 The front elevations of the terraced houses are mostly smooth render, with an entrance door and a sliding sash window on the ground floor and two sliding sash windows on the first floor, aligning with the openings of the ground floor. The rear elevation usually has a single- storey rear extension. Some have a two-storey rear extension.

1.4 No. 12 and No.14 have been renovated. They have smooth renders and uPVC 50/50 split sliding sash windows on the front elevation. There is a chimney between the two houses. On the rear elevation, each has a two-storey pitched-roof rear extension and a single-storey flat-roof extension.

1.5 The two-storey rear extensions are the same height as the main house. The first floor has a window that shares the same shape as the gable. The flat roofs of the single-storey rear extension have an overhang and a pyramid shape lantern rooflight. There are also sliding doors on the rear elevation.

1.6 There is no boundary wall between the two houses but there remains of the previous boundary wall.

2.0 THE PROPOSAL 2.1 This application seeks retrospective approval for the renovation and erection of rear extensions. The houses are described in 1.4-1.6.

3.0 PLANNING HISTORY 3.1 Erection of extension was APPROVED under PA 20/01522/B. The proposal has different windows on the two-storey rear extension, three flat rooflights on the flat roof with no overhang and bi-fold doors rather than sliding doors. One of the houses is also planned to be dashed rather than rendered.

3.2 Besides the standard four-year condition, three conditions were attached to the approval: 2. All new windows on the front elevations shall be installed with a sliding sash opening method with a half and half subdivision of the aperture and retained as such thereafter. Reason: In the interest of enhancing the character and appearance of the existing dwellings and the Conservation Area.

The roof must be finished in slate or mock slate and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding Conservation Area.

Prior to the occupation of the extensions hereby approved, the dummy chimney stack shall be constructed to match the existing stack in terms of its size, height and design and shall be permanently retained thereafter.

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Reason: In the interests of the appearance of the dwellings and the Conservation Area.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South.

4.2 The site is within the Peel Conservation Area.

Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4 (a) o General Policy 2 (b) (c) (g) o Environment Policy 35

PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS. It provides supplementary policy on developments within any conservation area.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.

Strategy and Guidance 5.2 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details

6.0 REPRESENTATIONS 6.1 Peel Town Commissioner has not commented at the time of the report (19.02.2024).

6.2 DoI Highway Services states there is no highway interest in this application (09.01.2024).

7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, the character and streetscene of the area, and the amenities of the neighbours.

7.2 Given this application is only a slight difference from the previous approval. The assessment will only focus on the different elements.

Design of the House Itself 7.2 The changes to the render, rear elevation window shape, door style, overhang of the flat roof, and the new lantern roof light are considered to improve the design of the house.

Character and Appearance of the Conservation Area

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7.3 The change to render, rear elevation window shape, door style, overhang of flat roof and the new lantern roof light are considered to enhance the character and appearance of the area.

Neighbouring Amenities 7.4 The additional overhang is not considered to have an additional overbearing, overshadowing impact.

8.0 CONCLUSION 8.1 The proposal does not harm the character and appearance of the conservation area. Therefore, the proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

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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 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 : 28.02.2025

Determining Officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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