31648

==== PAGE 1 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address : 14/00501/B Frederick Arthur & Jocelyn Ann Peck Installation of replacement double doors to rear elevation 44 Michael Street Peel Isle Of Man IMS IHD Miss Melissa McKnight Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Officer's Report 1.0 THE APPUCATION SITE The application site is the curtilage of 44 Michael Street, a three storey mid terraced building located on the southern side of Michael Street in Peel. The application site lies \within the Peel Conservation Area. 1.1 2.0 THE PROPOSAL The planning application seeks approval for the replacement of the existing rear timber framed doors with new white UPVC framed double doors. 2.1 3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications. No. 46 Michael Street, which neighbours the application site to the eastern elevation, was granted planning permission for the Installation of UPVC patio doors to rear elevation in 2007 under PA 07/00357/B. 3.2 4,0 PLANNING POLICY In terms of local plan policy, the application site is in an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the site lies within the Peel Conservation Area. 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application: 4.2 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development; is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (a) (b) 14/00501/B Page 1 of 3 3 June 2014

==== PAGE 2 ====

(c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 5.0 REPRESENTATIONS 5.1 At the time of writing there have been no written representations made regarding the current planning application, 6.0 ASSESSMENT Given the nature of development proposed, it is relevant to assess the impacts of the proposal on the character and quality of Peel Conservation Area and the existing character of the main dwellinghouse. 6.1 Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. The new proposed doors would not readily be visible from a main public thoroughfare; however regard must still be made to the character and quality of Michael Street as well as the application site building. 6.2 The new proposed UPVC framed double doors would replicate what is exists in terms of size and opening method with the only difference being the finished material. The existing timber doors are currently dilapidated and the new doors proposed under this scheme would be an improvement over the existing situation. 6.3 6.4 On assessment, the character and quality of the Conservation Area and main dwelling is considered to be preserved and the development proposed judged to be unobjectionable. 7.0 RECOMMENDATION Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and is recommended for approval. 7.1 8,0 PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application; the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits. 8.1 Recommendation Recommended Decision: Permitted Date of 03.06.2014 3 June 2014 14/00501/B Page 2 of 3

==== PAGE 3 ====

Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Location Plan, Proposed Rear Elevation, Proposed Door Detail and 2 x Photographs showing the existing rear elevation of No. 44 Michael Street date stamped as received on 25th April 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 4- 1 .k Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer ■O ^ Signed :... Jennifer Charjce Director of Planning and Building Control Head of Development Management Signed :... Michael Gallagher 3 June 2014 14/00501/B Page 3 of 3