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Application No.: 15/00142/B Applicant: Barmerlea Ltd Proposal: Installation of ten roof lights to rear elevation Site Address: 19 Peel Road Douglas Isle of Man IM1 4LS Case Officer : Miss Melissa McKnight Site Visit: 17.02.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 19 Peel Road, a three storey end terraced building with roof accommodation located on the western side of Peel Road in Douglas. The application site comprises offices to ground floor and residential to the first and second floor.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of ten Velux roof lights on the rear roof slope all of which would measure 1350 x 980mm.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of 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 is within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains one policy that is 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:
5.1 Douglas Borough Council has no objection to the current planning application (27/03/2015).
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the application are the impacts upon the appearance of the application building as viewed within the street scene and the impact upon public amenity in general. - 6.2 From Lake Road, the Bus Vannin depot, the first car park of Tesco and the Isle of Man Railway Station the rear roof slope of the application building is only partially visible given the line of trees to the south of the application site and to other properties along this row of buildings along Peel Road and the area of dense vegetation to the north of the railway line. Conversely, when the trees are in full bloom, it is unlikely that views of the rear roof slope and proposed roof lights would be fully attainable at all. - 6.3 Although the roof slope would be predominantly dominated by roof lights and there would be some instances where the roof lights would be visible from a number of public thoroughfares, the views would be distorted and distant and as a result would not be considered to harm public amenity or have a detrimental impact upon how the appearance of the building is viewed by the public. - 6.4 In addition to the above, there are a number of dwellings along Peel Road that have had a number of rear alterations including window alterations, dormer installations along with the installation of roof lights. As such, what is proposed under this scheme would not be at odds within the street scene and nor would the roof lights proposed appear incongruous within the locality when viewed, if viewed at all.
7.0 RECOMMENDATION - 7.1 Overall, it is considered that the installation of the Velux conservation roof lights is acceptable and the proposal is concluded to accord with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007.
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:
13.04.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
This approval relates to Location Plan and Site Plan date stamped as received on 10th February 2015 and Drawing No. 4444/P1 Rev'n F and 4444/P2 Rev'n D date stamped as received on 26th 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.
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
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