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                                      21/00314/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00314/B Applicant : Ms Angela Hall-Smith Proposal : Alterations and erection of an extension to replace existing utility / store area Site Address : 7 - 9 Station Road Peel Isle Of Man IM5 1AY

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : 29.04.2021 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.05.2021 __

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 planning application would not harm the use and enjoyment of neighbouring properties or the highway network and has been designed to comply with General Policy 2 without impacting the conservation area in accordance with Environmental Policy 35 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This approval relates to drawings submitted digitally and received on; 1st April 2021 referenced; Site Plan, Location Plan, ex1, 45691_C, existing photographs. __

Interested Person Status - Additional Persons

DoI's Flood Risk Management Division is a Government Department which has raised material planning considerations and as such should be afforded Interested Person Status in this case.

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Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 7-9 Station Road, Peel, an existing three storey mid terrace dwelling situated on the southern side of the main road and adjacent the traffic light junction with Station Place. Adjacent to the site is an attached garage with pedestrian entrance that serves the rear. Off the main rear elevation is a single storey flat roof extension and enclosed yard area.

1.2 Station Road is part of the Peel Conservation Area; it is also a well-used route through the town. The existing property fronts directly on to the road and is finished in traditional timber frame sliding sash opening windows throughout the front façade.

2.0 THE PROPOSAL 2.1 Proposed is the demolition of the existing single storey extension on the rear elevation and in its place the erection of a single storey replacement sunroom / utility room with apitched tiled roof and finished to match the dwellinghouse. (This application is read in association with 21/00315/CON).

3.0 PLANNING POLICY 3.1 The application site is within an area recognised as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. The site is not identified as being within an area of flood risk on DoI's flood risk maps.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically material to the assessment of this current planning application.

3.3 Strategic Policy 4 states (in part): Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;

3.4 General Policy 2 states (in part):"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;

3.5 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.

3.6 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

4.0 PLANNING HISTORY 4.1 18/01109/LAW - Application for certificate of Lawful Development for the installation of two replacement rear windows, patio door and window and roofing works. Development Approved.

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                                      21/00314/B                                     Page  3  of  4

4.2 12/00230/B - Installation of replacement garage door. Approved.

5.0 REPRESENTATIONS 5.1 Peel Town Commissioners were wrote to on the 19 April 2021 and at the time of writing no comments had been received. 5.2 Highways Services have commented (30/04/21) with no objection 5.3 DoI Flood Risk Management Team have commented (06/05/21) with No Flood Risk Management Interest.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the area and Peel Conservation Area (EP35; GP2 b&c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 Visual impact The proposed replacement structure would be single storey with no views of the replacement built form from the highway at the front. The ridge of the roof is lower than that of the garage to the front which ensure there are no public views. The proposed massing and scale is broadly the same as the existing and could be said to be more in keeping with the scale of the dwellinghouse, in that it is subservient with a pitched roof in lieu of a flat roof. The choice of materials to finish the property would be complementary to that of the dwellinghouse, (rendered walls and painted to match) which would be acceptable without being to the detriment of the conservation area. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) Environment Policy 35.

6.3 Neighbouring amenities The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. Any views, if achievable, of the extension from the highway would be read in the residential context of the property and surrounding streetscene. This aspect would be considered compliant with those sections of General Policy 2(g) in relation to no overlooking, loss of light or an over bearing impact or loss of privacy to the neighbouring properties.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and has been designed to comply with General Policy 2 without impacting the conservation area in accordance with Environmental Policy 35 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

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

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                                      21/00314/B                                     Page  4  of  4

(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 a Principal Planner 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: 27.05.2021

Determining officer Signed : S CORLETT Sarah Corlett

Principal Planner

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