09/00775/B Planning Officer Report

Application No.: 09/00775/B Applicant: Mr Lee Morgan \& Miss Helen Corrin Proposal: Erection of a dwelling (comprising an amendment to 08/00946/B) Site Address: Factory Lane Peel Isle Of Man ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Peel Town Commissioners Notes: approved.

Officer's Report

The Site

The application site comprises of a parcel of land located on the south west side of Factory Lane, Peel. The site originally housed The Old Bakery which was demolished in 2007 due to structural failure. There is a small single storey building immediately to the west of the site which appears to be part of a building, most of which has been demolished. The land to the south is presently cleared of buildings and is vacant.

The Proposal

The proposed planning application seeks approval for amendments to the previously approved PA08/00946/B which would consist of altering the windows from wooden sliding sash to uPVC sliding sash with glazing bars.

Planning Status

The site lies within an area identified as Mixed Use on the Peel Local Plan (Planning Circular 3/89) and within the Peel Conservation Area. The following Strategic Plan policies are considered relevant in the assessment and determination of this 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."

Environmental Policy 35, which 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."

PLANNING HISTORY The following previous planning application should be considered in the assessment and determination of this application: PA08/00946/B - Erection of Dwelling - Permitted REPRESENTATIONS The Department of Transport Highways Division have no objection to the planning application. Peel Town Commissioners have approved the proposed planning application. ASSESSMENT / RECOMMENDATION

The proposed alterations to the windows from the previously approved plans to incorporate uPVC sliding sash windows with glazing bar would be acceptable as it retains the character of the Conservation Area in which it is situated. This is achieved through its design, use of material and opening method which would be in-keeping with other properties located with the vicinity.

As such, it is judged that the proposed development would comply with Environment Policy 35 and General Policy 2 of Isle of Man Strategic Plan 2007 and is considered that this planning application should be permitted.

10 June 2009

09/00775/B

PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

Peel Town Commissioners

The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 10.06.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted Drawings 00775/1, 00775/2 and 39.1.08 all received on 29th April, 2009.

C 3. All new windows shall be uPVC double glazed sliding sash windows with glazing bars and shall be retained as such.

removed by discussion with DC Officer - EJC

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : ...... July 2009

Signed : ......

Senior Planning Officer

10 June 2009 09/00775/B Page 3 of 3