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25/90145/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90145/B Applicant : Mrs Jocelyn Rosenberg Proposal : External renovations including replacement windows, doors, roof, external render, installation of rooflights (retrospective); additional use of dwelling as tourist accommodation Site Address : 10 Crown Street Peel Isle Of Man IM5 1AJ
Technical Officer: Tom Sinden Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.03.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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 proposed alterations are considered to preserve and partly enhance 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 proposals would result in the character and appearance of the Conservation Area being protected, preserved and partly enhanced. The application is also judged to comply with Environment Policy 34, as traditional materials are being used. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings 1, 2A, 3 and 4 received on 7.2.2025. __
Right to Appeal
Right to Appeal:
It is recommended that the following organisations should NOT be given the Right to Appeal:
D.O.I. Highways - No objection __
Officer’s Report
1.0 THE SITE
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1.1 The site is 10 Crown Street, Peel. The property is a two storey dwelling with a further storey accommodated in the roof space. Occupying a prominent corner site on Crown Street within the heart of the conservation area, the property features traditionally-styled elements including Georgian sash windows and an attractive timber-framed bay window at first floor level. The site is located in the Peel Conservation Area.
2.0 THE PROPOSAL 2.1 This application proposes renovations including replacement windows, doors, roof, external render, and the installation of roof lights. All of the works are retrospective.
2.2 In addition to the works listed above, the application proposes an additional use of the dwelling as self-catering tourist accommodation. As of 1.3.2025, the combined use of a dwelling as self-catering tourist accommodation and permanent residential use is permitted development.
3.0 PLANNING POLICY 3.1 The site is in an area defined as mixed use in the Peel Local Plan 1989, and within the Peel Conservation Area. The site is not in an area at risk of flooding.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2 Strategic Policy 4 Environment Policy 34 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 OTHER MATERIAL PLANNING CONSIDERATIONS
4.1 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.
4.2 Planning Circular 1/98 provides advice on the replacement of windows and suggests in Conservation Areas the method of opening is more important than the frame material but the original method of opening should be replicated where the originals are in place.
4.3 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions."
5.0 PLANNING HISTORY 5.1 97/01333/B Re-introduction of glazing bars to existing sliding sash window Permitted
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5.2 00/00939/B Conversion of outbuilding to create additional bedroom and utility room Permitted
5.3 95/00640/B Re-instate window to rear elevation Permitted
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the propose use would have a similar or less parking demand compared to the existing use. (11.2.2025).
6.2 Peel Commissioners were consulted on 7.2.2025. At the time of writing this report, no representation has been received and it is therefore assumed that the authority has no comments to make regarding the application (11.3.2025).
7.0 ASSESSMENT Statutory Test 7.1 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 renovations including replacement windows, doors, roof, external render, and the installation of roof lights. The replacement windows, dormers, first floor bay window, doors would be in timber and in a style that would match the pattern and section of glazing bars and opening methods, and are therefore judged to be entirely appropriate to the character and appearance of the conservation area. The replacement roof would be in natural slate tiles, and the roof lights would be conservation style units. As such, the roof finish and roof lights are also judged to be appropriate to the character and appearance of the conservation area.
7.2 Finally, the application proposes to remove the cementitious render on the walls of the property and apply a painted lime render. As the traditional material used to render buildings within the conservation area, and a material that is breathable, the installation of lime render is judged to be entirely appropriate to the preservation of the character and appearance of the conservation area.
Policy Tests 7.3 As outlined in section 7.1 above, this application proposes renovations including replacement windows, doors, roof, external render, and the installation of roof lights. The form of the alterations proposed is judged to be sympathetic, and as such are judged to comply with strategic policy 4 and environment policy 35 as the character and appearance of the conservation area is being protected and preserved. The use of timber for the windows, doors, dormers and first floor bay window, the use of natural slate roof tiles, conservation roof lights and lime-based render is all judged to be the appropriate traditional material for the respective building element, and as such the application is judged to comply with environment policy 34. Finally, as the form of the existing building is being replicated by the replacement elements, and the materials proposed are traditional, it is judged that the proposals respect the existing building and site, and would cause no adverse impact to the character of the surrounding townscape.
8.0 CONCLUSION 8.1 It is judged that the proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the proposed alterations are considered to preserve and partly enhance the character and appearance of the Peel conservation area. It is also judged that the
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application meets the tests of Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the proposals would result in the character and appearance of the conservation area being protected, preserved and partly enhanced. The application is also judged to comply with environment policy 34, as traditional materials are being used. It is therefore recommended that the application be approved.
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.
9.5 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 the Right to Appeal.
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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 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: 11.03.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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