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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00071/B Applicant : Mr Simon Sayle Proposal : Erection of rear single storey extension and installation of replacement windows Site Address : 25 Douglas Street Peel Isle Of Man IM5 1BA

Planning Officer: Mr Nick Salt Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation:

__

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to be in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and policies CA/2 and CA/6 of the PPS 1/01 in that no unacceptable visual, heritage, residential amenity or other impacts were identified.

Plans/Drawings/Information; This approval relates to the following plans and drawings:

Site Location Plan Proposed Plans and Elevations __

Interested Person Status - Additional Persons

It is recommended that 'Isle of Man Victorian Society' should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2)):

As they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy, are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of

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the Policy, and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 25 Douglas Street in Peel. It is a 2.5 storey end-terrace dwelling within an area of central Peel characterised by narrow terraced streets. The property has evidently fallen into a degree of disrepair. It features a lean-to extension to the rear with corrugated roof. There is an alleyway running down the southeast side of the site.

1.2 The site is within Peel Conservation Area. It does not relate to a registered building.

2.0 THE PROPOSAL 2.1 The application seeks approval for the following:

2.2 The replacement of the existing front door with a traditional styled uPVC composite door.

2.3 The replacement of the three front windows with white uPVC sliding sash windows, and the replacement of three rear windows (some sliding sash some casement) with uPVC top- opening casement and raising of the sill heights.

2.4 The demolition of the existing 7m2 lean-to annex to the rear yard and replacement with a 3m deep 15.3m2 extension across the width of the rear elevation to the boundary with the alleyway to the southeast of the site. The extension would have a flat roof at 2.75m height, with double uPVC sliding doors to the rear and a door to the southeast boundary.

3.0 PLANNING POLICY 3.1 The site falls within an area designated as Mixed Use in the Peel Local Plan 1989. As such, General Policy 2 of the Isle of Man Strategic Plan is a key policy in the consideration of this application.

3.2 General Policy 2 states that 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 This is reinforced by Environment Policy 35 which sets out that 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.

3.4 Planning Circular 1/98 relates to the alteration and replacement of windows. It states that if the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction.

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3.5 Planning Policy Statement 1/01 provides guidance and policy in relation to the conservation of the historic environment of the Isle of Man.

Policy CA/2 requires that when considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

4.0 PLANNING HISTORY 4.1 No recent or relevant planning history has been identified for this site.

5.0 REPRESENTATIONS 5.1 DOI Highways Services Development Control have stated that they have no highways interest in the application (16.02.21).

5.2 Isle of Man Victorian Society have provided comments (24.02.21) in support of the proposal, noting that it would be a visual improvement.

6.0 ASSESSMENT 6.1 The key considerations in the assessment of this proposal are: o Impact on residential amenity; and o The impact of the proposed door on the character and appearance of the site and Conservation Area.

6.2 Residential Amenity 6.2.1 The proposed replacement annex to the rear and would be screened to the rear by existing boundary fencing and would not increase any shadowing impacts or otherwise, considering the siting of the proposal and the adjacent buildings. The rear windows would be reduced in size and would have a neutral impact in terms of overlooking.

6.2.2 In relation to the occupant's own amenity, the majority of the open rear yard as existing would be retained.

6.2.2 Considering the above, the proposal is considered to accord with General Policy 2 (g) with regard to residential amenity.

6.3 Visual/Heritage Impacts 6.3.1 General Policy 2 seeks to encourage development which respects the appearance of the site and street scene. The key test set out in Environment Policy 35 is that development in Conservation Areas must either preserve or enhance the area. CA/2 of PPS 1/01 reflects this. Planning Circular 1/98 is also a consideration in relation to the replacement windows.

6.3.2 The removal of the existing lean-to is considered in concurrent application 21/00072/CON. Nevertheless, it is considered that it is of no positive benefit to the character and appearance of the site, street and wider Peel Conservation Area. The replacement extension would add a net increase of less than 9m2, and would be of a modest single storey, 2.7m high flat roofed design. Accordingly, only the top 0.75m of the extension would be higher than the existing boundary fence level. Impact on the character and appearance of the site and the street scene would be minimal by virtue of the location of the extension to the rear and its modest scale.

6.3.3 The proposed front replacement windows would have the same pattern and section of glazing bars and the same frame sections as the likely original windows to the front elevation, albeit using uPVC material. The ground floor front elevation window is currently a large single pane and would be replaced with a more sympathetic 6-pane arrangement. The rear windows would be casement, replacing casement and sliding sash windows, however would not be readily visible from the public road and would not form part of the street scene. In this regard, the proposed windows would preserve the appearance of the Conservation Area and would be in line

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with the aims of Planning Circular 1/98. Similarly, the indicative replacement front and alley doors would be more in keeping with the traditional style and age of the building. The front door would have a traditional 4 pane layout with the two upper panes being glass.

6.3.4 The proposal is considered to enhance the character and appearance of Peel Conservation Area and this row of traditional terraced dwellings. The proposal therefore accords with Environment Policy 35 and General Policy 2 of the IOMSP and PPS 1/01 policy CA/2.

7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with General Policy 2 and Environment Policy 35 of the IOMSP and Planning Policy Statement 1/01 policy CA/2. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area or the amenity of the nearby residents.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by the 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 : 23.03.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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