35408

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                                                 15/00101/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00101/B Applicant : Mr Paul Capelen Proposal : Installation of roof lights to rear elevation Site Address : 9 Christian Street Peel Isle Of Man IM5 1NW

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 9 Christian Street, a two storey mid terraced dwelling located on the northern side of Christian Street in Peel. The site also lies within the Peel Conservation Area.

2.0 THE PROPOSAL

2.1 The application seeks approval for the installation of five Velux roof lights to the rear of the property. There would be two roof lights on the rear roof slope measuring 550mm x 778mm and three roof lights to the existing flat roof, all of which would measure 1.14 x 1.18 metres.

3.0 PLANNING HISTORY

3.1 The application site has been the subject of eight previous planning applications, none of which are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the site lies within the Peel Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polices that are considered materially relevant to the assessment of this current planning application:

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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

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                                                 15/00101/B
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(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

6.1 The application seeks approval for the installation of five roof lights to the rear roof slope and to the flat roof of an existing outrigger. The key issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area.

6.2 The rear of the application dwelling has had a flat roofed extension and as a result the rear of the application dwelling does not have the same amount of character as the front. However, the rear of the application dwelling is not readily visible from a public thoroughfare and therefore the installation of the roof lights are considered to have a minimal, if any, impact upon Peel Conservation Area and are not judged to unduly harm the character and quality of the locality.

6.3 The roof lights may be visible from neighbouring and adjacent properties but would not be judged to cause significant harm to the living conditions of nearby residents.

7.0 RECOMMENDATION

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS

8.1 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; and the Local Authority, Castletown Commissioners in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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                                                 15/00101/B
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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.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to DRAWING No. 1, 2, 3, 4 and 5 all date stamped as received on 2nd February 2015.

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.

Decision Made : Permitted Date : 03.03.2015 Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management