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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00320/B Applicant : Mr John & Mrs Maureen Ridout Proposal : Raising of rear roof and installation of replacement roof light Site Address : 2 Mona Street Peel Isle Of Man IM5 1HJ

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.04.2021 __

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 proposal complies with General Policy 2, Environment Policy and 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01

Plans/Drawings/Information; This decision relates to the location plan, site plan, plans as existing and plans as proposed all received on 9th March, 2021. __

Interested Person Status - Additional Persons

DoI's Flood Risk Management Team should be afforded interested person status as they have raised material planning considerations. __

Officer’s Report

1.0 THE SITE 1.1 The site is the residential curtilage of an existing end of terrace house which sits on the western side of Mona Street. The property is a two storey, pebble dashed dwelling which has plastic framed casement windows in the front elevation over all three floors and a matching plastic front door. The property has immediately to its north a very narrow gap which

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separates the property from Chapel Court to the north. The nearest part of this adjacent property is an annex which is set back from the highway and which accommodates garaging at the ground floor and with living accommodation above. There are windows in the gable of this section of the building at first and second floor levels as well as a circular window at the top of the adjacent gable which look towards the rear of the application site.

1.2 The property has a two storey, lean-to annex at the rear to which is attached a further, two storey dual pitched extension which has a flue emerging from the southern plane. The site backs onto the curtilage of the Town Hall which fronts onto Derby Road.

2.0 THE PROPOSAL 2.1 Proposed is the increase in height by 470mm of the dual pitched roofed annex at the rear of the property including the installation of a new rooflight in the adjacent lean to annex as well as the removal of the external flue and its replacement with a wall mounted exit unit which emerged towards the top of the extended gable. The rooflight is to replace an existing which sits slightly further north on the same plane.

2.2 The plans also include annotation which indicates that the main roof is to be replaced with new slates. All external finishes are to match those on the existing property.

3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan as Predominantly Residential and within the Peel Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The building is not Registered and the site does not lie within any area at risk of flooding on the National Flood Risk mapping.

3.2 Also, General Policy 2 of the Strategic Plan is relevant: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.

3.4 The Department has recently adopted the Residential Design Guidance which provides not only advice on the design and appearance of new residential fabric but also now the impact of new residential development on existing properties may be measured.

4.0 PLANNING HISTORY 4.1 There have been no previous applications for this property.

5.0 REPRESENTATIONS 5.1 Highway Services do not oppose the application (01.04.21).

5.2 DoI's Flood Risk Management Team advise that there is no flood risk from the proposed development (14.04.21).

6.0 ASSESSMENT 6.1 The issue here is whether the proposed works preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special

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character of the area and secondly whether there would be any adverse impact on the living conditions of those in adjacent dwellings or property.

6.2 The works are exclusively at the rear although the top of the rear annexes may be seen alongside the Town Hall on Derby Road. This property is the only one with extensions at right angles to the main rear lean-to. What is visible at the moment is a pitched roof alongside the lean to annex. What will be visible as a result of this proposal is very similar other than the pitched roof will be taller by a modest amount which, it is suggested, will not be appreciable from the public perspective. The impact on the character and appearance of the area is considered to be negligible and the character and appearance of the Conservation Area is preserved.

6.3 The increase in height will have an effect on the nearest windows in Chapel Court which are a little over 1m away. However, the first floor window has an aspect past the end of the gable in question and the windows above are higher than the extended annex. As such, it is not considered that the slight increase in height will have a significant or adverse impact on the outlook and amenities of those in Chapel Court, or any other property, given the slight amount by which the building is to be heightened and the fact that there are to be no changes in windows and that the new flue will be less visible than the existing.

6.4 In respect of the impact on number 4 which is immediately to the south of the site, the extension again is very modest and lies to the north of this neighbour with Chapel Court being significantly taller and preventing light from coming in to either property from the north.

7.0 CONCLUSION 7.1 It is concluded that the proposal complies with General Policy 2, Environment Policy and 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is supported.

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

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Decision Made : Permitted Date : 22.04.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.