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25/90446/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90446/B Applicant : Julia Erskine Proposal : Construction of rear dormer Site Address : 5 Stanley Mount Peel Isle Of Man IM5 1NE
Senior Planning Officer: Mrs Louise Phillips Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.06.2025 __
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.
C 2. The materials and finishes to be used in the construction of the development hereby approved shall be as stated on Drawing No 25/3666/02.
Reason: In the interest of the character and appearance of the host property and surrounding area.
This application has been recommended for approval for the following reason. In the context of existing development in the locality, the proposed development would cause no harm to the character and appearance of the host building or terrace and would preserve the character and appearance of the Peel Conservation Area. Thus it would comply with the Development Plan and relevant legislation.
Plans/Drawings/Information;
This approval relates to the following plans:
Site & Location Plan - 25/3666/01 Proposed Plans and Elevations - 25/3666/02 __
Right to Appeal
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25/90446/B
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It is recommended that the following organisations should NOT be given the Right to Appeal:
o N/A - no comments have been received. __
Officer’s Report
1.0 THE SITE
1.1 The application property is a two storey house forming part of a terrace of five houses on Stanley Mount, Peel, within the Peel Conservation Area.
2.0 THE PROPOSAL
2.1 The proposed development is the addition of a flat roofed dormer to the rear roofslope to enlarge the top floor bedroom and provide a small bathroom.
3.0 PLANNING POLICY
Site Specific 3.1 The site is within the Peel Conservation Area, designated for its special character. There are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity and the site is not at risk of flooding.
Peel Local Plan 1989 3.2 The site is within a mixed use area.
Isle of Man Strategic Plan 2016 3.3 Strategic Policies 3(b) and 5 concern the protection of local character and the environment.
3.4 Strategic Policy 4(a) requires development to protect or enhance the fabric and setting of Conservation Areas; and Environment Policy 36 requires development close to Conservation Areas to protect important views into and out of them.
3.5 General Policy 2 provides that development in accordance with land use zoning and other relevant proposals and policies of the Development Plan will normally be permitted subject to certain criteria, including those below which are relevant to this proposal. The development should:
(b) respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) not affect adversely the character of the surrounding landscape or townscape; (g) not affect adversely the amenity of local residents or the character of the locality; and (h) provide satisfactory amenity standards in itself including, where appropriate, safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space.
4.0 OTHER MATERIAL CONSIDERATIONS
Legislation 4.1 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".
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4.2 Given that the site is within the Peel Conservation Area, this requirement applies.
Planning Policy Statements 4.3 Planning Policy Statement 1/01, Policy CA/2 states, "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".
Other 4.4 The following documents are material considerations: o Residential Design Guide
5 PLANNING HISTORY
5.1 The application site has the following planning history:
o 04/01213/B, First floor bathroom extension over existing extension to rear - Permitted, but not constructed. o 04/00658/B, Installation of uPVC sliding sash windows to replace existing on front elevation - Permitted.
5.2 The following planning history related to other properties in the terrace is also relevant:
o 84/00850/B at 9 Stanley Mount, Construction of dormer roof - Permitted. o 03/01352/B at 7 Stanley Mount, Conversion of roof space to additional living accommodation and installation of dormers to front and rear elevations - Refused but Allowed on appeal on 20 July 2004.
6 REPRESENTATIONS
6.1 The following organisations were consulted on 30 April 2025 but at the time this report was drafted, no comments had been received:
o Highways Services o Manx National Heritage o Peel Town Commissioners
7 ASSESSMENT
7.1 The main issues for the determination of this planning application are the effect of the proposed development upon the character and appearance of the Peel Conservation Area, and the host property and terrace; and upon the living conditions of neighbouring occupiers.
Character and Appearance and the Conservation Area 7.2 There is no Character Appraisal for the Peel Conservation Area, but the Peel Local Plan explains that it comprises a unique street pattern related to the harbour and includes a high proportion of largely original buildings and structures. To preserve and enhance its character, the Local Plan states that particular attention should be paid to the design of replacement windows, doors and roofing materials.
7.3 The part of the Conservation Area in which the application site is located is characterised by two and three storey residential terraces on narrow streets. The houses in the terrace of which the application site forms a part originally had timber windows with attractive brick detailing around them on the front elevation and a pitched slate roof with chimney stacks between each property.
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7.4 Today, however, the houses all have different windows at the front and one has lost the surrounding brickwork. Four have flat roofed, single storey rear extensions and, most significantly for the current proposal, two have large, flat roofed dormers at the front and three have them at the back. These dormers are now prominent features of the roofscape and, taken together with the other alterations described, they have altered the appearance of the terrace considerably.
7.5 The proposed development at the application site is another flat roofed dormer at the back which would occupy the whole roofslope from the ridge to the eaves and between the chimneys. Whilst it would look large and bulky, it would be in keeping with the surrounding development already described. In this context, the proposed dormer would cause no additional harm to the character and appearance of the host building or terrace. Consequently, the character and appearance of this particular part of the Peel Conservation Area would be preserved.
7.6 Therefore the proposed development would comply with Strategic Policies 3(b), 4a and 5; Environment Policy 36; and General Policy 2 of the Strategic Plan. It would also comply with Policy CA/2 of Planning Policy Statement 1/01 and with relevant legislation.
Living Conditions 7.7 The terrace comprises small houses with small rear decks/yards. There is mutual overlooking from the original first floor rear windows and from second floor dormers where these already exist. In this context, the dormer now proposed would have no significant impact upon the living conditions of the neighbouring occupiers to either side in respect of overlooking. The land to the north west of the application site is at a significantly lower level, but new industrial units are currently being constructed and these will not be affected by the proposed development. It would therefore comply with General Policy 2(g) of the Strategic Plan.
8 CONCLUSION
8.1 For the reasons given above, the proposed development would preserve the character and appearance of the Peel Conservation Area, the host property and terrace; and it would have no significant impact upon the living condition of neighbouring occupiers. Thus it would comply with the relevant policies and legislation set out above.
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);
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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. __
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 : 23.06.2025
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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