249759

==== PAGE 1 ====

                                      23/01256/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01256/CON Applicant : Mr Gary & Mrs Veronica Lark Proposal : Registered Building consent for demolition elements to PA 23/01255/B Site Address : 39 Douglas Street Peel Isle Of Man IM5 1BB

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.01.2024 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 and RB/5 of Planning Policy Statement 1/01 and are acceptable.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 19th October 2023; o Location Plan o Site Plan

This decision also relates to the drawing, 'Plan as Existing and Proposed' dated received 16th January 2024 __

Interested Person Status - Additional Persons

None __

==== PAGE 2 ====

                                      23/01256/CON                                     Page  2  of  4

Officer’s Report

THE APPLICATION SITE

1.1 The application site is within the curtilage of 39 Douglas Street, Peel, which is an existing traditional two storey detached dwelling situated to the North East of Douglas Street. The property has a front elevation which faces directly onto the road.

1.2 To the side elevation of the property, there is currently an extension being built and alterations being done under PA22/00017/B, with there being an existing garage, which is connected to the boundary wall and the main dwelling by a WC.

THE PROPOSAL

2.1 This application is entwined with PA23/01255/B, which was works comprising of the following elements; "2.1 The current planning application seeks approval for the demolition of the existing garage and erection of a new garage and WC, which is to measure slightly longer than the existing garage by 0.3m and to be longer than the existing by encompassing part of the space that the existing WC took up. The proposal also includes the erection of a new WC to the rear of the garage.

2.2 The proposed garage is also to have a cat slide roof which is at its highest point the same as the existing, 3.2m high and at its lowest 0.2m higher than the existing at 2.6m. With this alteration is the installation of larger doors to the front elevation of the garage."

PLANNING HISTORY

3.1 The property is currently going through a renovation, as such there have been several previous applications, upon the site including but not limited to; PA22/00017/B - Alterations and erection of extensions - Permitted PA22/00018/CON - Registered Building consent for demolition elements to PA 22/00017/B - Permitted PA22/00019/B - Removal of two chimney stacks - Permitted PA22/00022/CON - Registered Building consent for demolition elements to PA 22/00019/B - Permitted

3.2 There is also one concurrent application in connection with this application PA23/01255/B which is for "Demolition of existing and erection of a replacement garage."

PLANNING POLICY

4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area. Given the nature of the application being for RB consent works in relation to PA23/01255/B it is most relevant to focus on those policies which relate specifically to demolition works within a Conservation Area and Heritage policies referenced in PPS 1/01.

4.2 The Strategic Policies which are the most applicable to this application are Strategic Policy 4 which seeks to protect or enhance Conservation Areas, Environment Policy 35 which seeks that the character and quality of the Conservation Area is protected against inappropriate development, Environment Policy 39 in connection with Paragraph 7.32.2 which seeks to retain building which make a positive contribution to the character or appearance of the Conservation Area.

==== PAGE 3 ====

                                      23/01256/CON                                     Page  3  of  4

4.3 With regards to the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, the most relevant policy is CA/6.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 No comments have been received from Highway Services at the time of writing this report.

5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.

ASSESSMENT

6.1 Whilst the property is not registered, the Town and Country Planning Act 1999 requires that demolition in Conservation Areas have registered building consent to safeguard the character and appearance of the surrounding area. Therefore the key considerations in this case are whether the proposed works would adversely affect the character and nature of the building or the Conservation Area.

6.2 Overall the proposed works are situated to the side of the property and whilst views are awarded of the site from Douglas Street, these are fleeting and if the proposed garage was demolished and not rebuilt would not impact the overall Conservation Area as a whole. As such it is deemed that the proposed works whilst they might be apparent ultimately they would not be impacting the Conservation Area as a whole.

CONCLUSION

7.1 Overall it is deemed that the demolition works will have a minimal impact upon the general streetscene and a minimal impact on the Conservation Area, as such thus Registered Building consent proposal accords with the Strategic Plan and Policy Statements as set out in 4.0 above and recommended for approval.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application __

I can confirm that this decision has been made by the Acting 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

Decision Made : Permitted Date : 19.01.2024

Determining officer

==== PAGE 4 ====

                                      23/01256/CON                                     Page  4  of  4

Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.