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22/00428/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00428/B Applicant : Peel Town Commissioners Proposal : Conversion of two apartments into one residential property including alteration to window openings on front elevation, alteration to door opening on rear elevation and new windows throughout. Installation of roof mounted solar panels on front elevation Installation of air source heat pump to rear Site Address : 10 And 10A Castle Street Peel Isle Of Man IM5 1AN
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.07.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. By reason of the inappropriate and unacceptable opening method of the replacement windows the proposal would fail to preserve or enhance the character and appearance of the Conservation Area as required by Environment Policy 35 of the Isle of Man Strategic Plan 2016, and would be contrary to the guidance set out in Planning Circular 1/98.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site relates to an existing two storey terraced property sitting on the eastern side of Castle Street, Peel and in the centre of the Conservation Area, the property is of traditional character and appearance and is currently sub-divided into two flats numbered 10 and 10a.
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1.2 The existing property has a lean-to porch on one side of the front elevation providing access into the ground floor flat. Access to the upper floor flat is from a separate raised access at the rear.
1.3 The property is installed throughout with UPVC sliding sash windows with a 50/50 design. The windows across the frontage all vary in size.
1.4 The existing roof and lean-to are finished in concrete tiles.
2.0 THE PROPOSAL 2.1 Proposed is the conversion of the two flats into one residential dwelling with associated external works to facilitate the conversion.
Replacement of all windows throughout with new top opening casement windows;
3.0 PLANNING HISTORY 3.1 There has been only one previous application for the site considered to be relevant, this was approved under PA 03/01610/B for the installation of timber sliding sash windows to replace existing aluminium windows.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being Mixed Use on the Peel Local Plan. The site is also within the Peel Conservation Area. Minded of the conservation area status any development must either preserve or enhance the character and appearance of that area in line with Section 18 of the Act and Environment Policy 35 of the Strategic Plan. PPS 1/01 and Planning Circular 1/98 also provide additional guidance on heritage works and on the replacement of windows in conservation areas.
4.2 Minded of the proposal it would also be necessary to have regard to the general standards towards acceptable development set out in General Policy 2 particularly parts b, c, g, h and i in ensuring no adverse visual, amenity or highway safety impacts. The Residential Design Guidance 2021 also provides advice on how such visual and amenity impacts may be assessed in terms of streetscene and neighbouring amenity and would be a material consideration here.
4.3 Environment Policy 22 would be relevant in assessing any noise impacts from the proposed ASHP. The wording and conditions of the Permitted Development Order (PDO) which allows for the installation of ASHP outside of a Conservation Area also relevant particularly those parts relating to positioning of the units and the accepted 42dB noise level.
4.4 Energy Policy 4 would also be relevant in the assessment of both the ASHP and solar panels with consideration also being given to Strategic Objectives of the Strategic Plan and wider government strategies in the reduction of CO2 emissions and to support energy generation from renewable resources".
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
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5.1 Peel Town Commissioners - no comments received as of 12/07/2022 - although noted that the application is Peel Town Commissioners.
5.2 Department of Infrastructure Highway Services - Do not oppose (19/05/2022).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 The conversion of the two units into one single dwelling is unobjectionable and would not result in any new, increased or adverse impacts in terms of neighbouring amenity or highway safety beyond the existing arrangement.
6.2 The minor modifications to the windows sizes across the front elevation are similarly unobjectionable and would present a more in-keeping and uniform appearance across the frontage and as viewed from the streetscene.
6.3 The blocking up of the rear access door will facilitate a new first floor bathroom and is to have an external finish in-keeping with the main building and likely to have no adverse visual impact.
6.4 The existing concrete tiles on the roof are to be modified to accommodate the proposed solar panels. This site sits central to the Conservation Area and its roof-scape contributes to the wider character of the area. While the existing concrete tiles are not traditional they're unassuming appearance means they fall into the background. The proposed solar panels would introduce quite a stark contrast compared with the existing concrete tiles and one which would set it apart including from those more traditional slate finished roofs. Minded that this property is only two storey, means that views from upper levels of neighbouring properties are likely, there is also possibility that the roof may be visible from more oblique angles along neighbouring streets or from Peel Hill. While the wider roofscape of the Conservation Area does comprise some roof lights and when wet roof slate can often be shiny - not too dissimilar from the appearance of the collar panels, it is the collective size of the array which would set it apart, and with it being on the primary front elevation roof slope could have some adverse visual impacts. However, minded of the expected limited public view and particularly mindful of the wider government policies and objectives which seek to support renewable energy generation, that the proposed solar panels would be within the bounds of acceptability in this case.
6.5 The proposed ASHP will not be visible by the public and not likely visible by any neighbours. Calculations provided with the application indicate that its size, type and position in relation to the nearest neighbour's windows would result in a 42dB noise level and so would meet with the general noise level indicated as being acceptable within the PDO and not considered to result in any significant adverse harm as to impact neighbouring amenity.
6.6 Sliding sash is an opening method of windows which should be sought for retention in this Conservation Area. The current application seeks to remove the existing sliding sash throughout and for their replacement with top opening casements. While there is some flexibility in the style or windows not readily visible from public thoroughfare, the front windows are prominent from the street scene and the proposed replacements being top opening casements would be inappropriate and unacceptable within the Conservation Area and would fail the tests of Environment Policy 35 of the Strategic Plan and go against the guidance provided in Planning Circular 1/98.
7.0 CONCLUSION 7.1 While the conversion into one single dwelling and those works relating to windows sizes, ASHP, solar panels and blocking of an existing door is acceptable, the application is to be refused on the grounds that the proposed replacement windows on the front elevation would
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be wholly unacceptable and would fail to preserve or enhance the character of the Conservation Area as required by Environment Policy 35 of the Isle of Man Strategic Plan 2016, and would be contrary to the guidance set out in Planning Circular 1/98.
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 : Refused Date : 13.07.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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