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25/90487/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90487/B Applicant : Mr George Nigel Kermode Proposal : Installation of replacement roof tiles (retrospective) Site Address : 7-9 Duke Street Peel Isle Of Man
Planning Officer: Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.06.2025 __
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. The proposed slate roof results in an enhancement to the overall character and appearance of the property and Conservation Area according with Strategic Policies 1, 4, and , General Policy 2 and Environment Policies 34, 35 and 42 of the Isle of Man Strategic Plan 2016. The proposal also meets with Section 18 of The Act 1999 and PPS 1/01 Heritage Statement. Given the nature of the works to the roof only, it is not considered to undermine Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the following all date published online 13/05/2025:
Right to Appeal
None __
Officer’s Report
1.0 THE SITE 1.1 The application relates to 7-9 Duke Street, Peel.
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25/90487/B
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2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing roof tiles, with new slate. Photographs submitted with the application indicate works have already started and the new slate is already being installed.
3.0 PLANNING HISTORY 3.1 None relevant in this specific case.
4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 Within an area designated on the Peel Local Plan as Mixed Use and is within the Peel Conservation Area.
4.2 Relevant policies of Peel Local Plan: o Section 9.0 Conservation Area
4.3 Relevant policies of IOM Strategic Plan 2016: o Strategic Policy 1 - best use of existing sites, reusing building materials o Strategic Policy 4 - protect and enhance conservation areas o Strategic Policy 5 - new development (including individual buildings) should be designed so as to make a positive contribution to the environment (and in some cases a Design Statement will be required) o General Policy 2 - general standards towards acceptable development o Environment Policy 34 - use of traditional materials on pre-1920 buildings o Environment Policy 35 - preserve or enhance conservation area o Environment Policy 42 - character of locality o Community Policy 7 - designing out crime o Community Policy 11 - prevention of outbreak and spread of fire o Infrastructure Policy 5 - water conservation and management measures
4.4 Reference any relevant PPS or NPD 4.4.1 PPS 1/01 Heritage
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation/Policy/Strategy/Guidance o S18 of The Act is relevant in being the statutory tests for any development in Conservation Areas
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 The following were consulted but no comments received at the time of writing the report 18/06/2025: o DOI Highway Services o Peel Town Commissioners o DEFA Registered Buildings Officer o Manx National Heritage o DEFA Environmental Health Team
7.0 ASSESSMENT 7.1 The existing building is traditional albeit appears to have been installed with none traditional roof tiles over time. The proposal now seeks to remove the non-traditional roof tiles and replace them with slate that is more appropriate and more in keeping with the surrounding conservation area where slate is the most prevalent roof finish. The proposal results in a visual enhancement to the property and Conservation Area.
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25/90487/B
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8.0 CONCLUSION 8.1 The proposed slate roof results in an enhancement to the overall character and appearance of the property and Conservation Area according with Strategic Policies 1, 4, and , General Policy 2 and Environment Policies 34, 35 and 42 of the Isle of Man Strategic Plan 2016. The proposal also meets with Section 18 of The Act 1999 and PPS 1/01 Heritage Statement. Given the nature of the works to the roof only, it is not considered to undermine Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.
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. __
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: 18.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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