Officer Report

Application No.: 15/00398/B Applicant: Aileen Fermor Proposal: Erection of a conservatory to rear elevation Site Address: Granary Cottage Charles Street Close Peel Isle Of Man IM5 1DT Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Granary Cottage, a two storey semidetached dwelling located to the south of Charles Street in Peel. Directly to the east of the application dwelling is a warehouse building that fronts Orry Lane. The site also lies within Peel Conservation Area.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the erection of a conservatory on the eastern elevation. - 2.2 The new conservatory would project 2.8 metres from the eastern elevation of the dwelling, have a depth of just less than 3.4 metres and overall height of 3.1 metres. The conservatory would fully glazed with white UPVC frames.

3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications 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 application site also lies within Peel Conservation Area. Planning Circular 6/89, the written statement that accompanies the Local Plan, contains two polices that are considered materially relevant to the assessment of this current planning application:

• Paragraph 9.15 states: "The character of the Conservation Area should be encouraged by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces."

• Paragraph 9.16 states: "Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting."

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered 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;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environment 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 As the site is within a Conservation Area, it must be ensured that the proposed development either preserves or enhances the character and appearance of the Conservation Area. - 6.2 The conservatory would be erected alongside the northern boundary wall of the application site, with just 200mm of the conservatory protruding above the boundary wall

• which is shared with No. 2 Charles Street. This minimal protrusion is not considered to harm the living conditions of No. 2 Charles Street.
• 6.3 The conservatory would not be visible from a main public thoroughfare and therefore the impact would be minimal upon the Conservation Area, if any impact at all. However, the structure is in a Conservation Area, where the area is considered attractive for architectural and historic purposes. It is therefore important that the proposal either preserves or enhances the character of the area.
• 6.4 What is proposed under this scheme is considered to be a fairly modest addition to the application dwelling. There are within the locality a number of buildings that have varying form of rear outriggers and rear extensions. It is considered that the conservatory would preserve the character and appearance of Peel Conservation Area.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords with Paragraph 9.15 and 9.16 of Planning Circular 6/89 and General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and is therefore recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons 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 or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

12.05.2015

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.

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 Drawing No. 1050/PL01 date stamped as received on 14th April 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 : 12.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management