Loading document...
==== PAGE 1 ====
22/00918/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00918/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 & 10A Castle Street, Peel IM5 1AN
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.09.2022 __
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.
C 2. This approval relates only to the installation of a Mitsubishi Ecodan R32 Monobloc PUZ- WM50VHA(-BS) Air Source Heat Pump in full accordance with the approved details and maintained and retained thereafter.
Reason: To ensure the development is implemented according to the plan submitted and in the interest of protecting amenities of neighbouring property.
This application has been recommended for approval for the following reason. The works have an acceptable visual and amenity impact, and preserve the character of the Conservation Area in line with Environment Policy 35 of the Isle of Man Strategic Plan 2016. The works in relation to the windows also meet the tests of guidance set out in Planning Circular 1/98.
Plans/Drawings/Information;
==== PAGE 2 ====
22/00918/B Page 2 of 5
This approval relates to drawing numbers 01 Rev A and 02 rev B, Solar Panel specification sheet, Air Source Heat Pump noise calculation sheet all date received 21/07/2022, and Air Source Heat Pump specification sheet date received by email 22/09/2022. __
Interested Person Status - Additional Persons
It is recommended that the following organisation 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):
SAVE Mann's Heritage, 49 Derby Square, Douglas - as they do not own or occupy property that is 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 the Policy and 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 Department's Operational Policy on Interested Person Status. __
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.
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 sliding sash windows to the front elevation and top opening casement windows to the rear;
3.0 PLANNING HISTORY 3.1 There have been previous applications submitted to the site but the application considered most relevant is recently refused 22/00918/B for the same works as proposed now, but which sought for all the windows to be replaced with top opening casements. The application was considered by the officer to be acceptable with exception to the inappropriate
==== PAGE 3 ====
22/00918/B Page 3 of 5
windows to be installed on the front elevation. The application was refused for the following reason:
"R1. 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."
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.
5.1 Peel Town Commissioners - no comments received as of 22/09/2022 - although noting that the applicant is Peel Town Commissioners.
5.2 Department of Infrastructure Highway Services - Do not oppose (11/08/2022).
5.3 No comments received from neighbouring properties, but a representative of SAVE Mann's Heritage has commented on the application stating that they are pleased that the windows are to be sliding sash, but should be conditioned that the frame shave horns. They also considered it appropriate that the views of the Registered Buildings Officer should be sought due to the location in the conservation area.
6.0 ASSESSMENT 6.1 This application follows from PA 22/00428/B which was refused for the top opening casements windows proposed to be installed across the front elevation. The officer conclusion at 7.0 of that application stated "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 be wholly unacceptable and would fail to preserve or enhance the
==== PAGE 4 ====
22/00918/B Page 4 of 5
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."
6.2 This proposal now seeks to overcome the previous refusal by installing 50/50 sliding sash windows across the front elevation, all the other works remain the same. The assessment of these other works (change to one dwelling, solar panels, ASHP, window sizes and blocking up door) are summarised below at 6.4 -6.6.
Conclusion of Changes Now Made 6.3 The proposed windows across the front elevation are now more appropriate to the traditional nature of the property and the wider Conservation Area. Their installation albeit now a UPVC material would seek to preserve the overall appearance of the front elevation. A comment on has suggested that horns should be installed, however the existing sliding sash don't have horns and so the proposed windows without horns would be no different and the overall appearance would be preserved in line with Environment Policy 35.
Conclusion of Others Works Duplicated from 22/00428/B 6.4 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. The minor modifications to the windows sizes are similarly unobjectionable and would present a more in-keeping and uniform appearance across the frontage and as viewed from the streetscene. 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.
6.5 The existing concrete tiles are not traditional for this central Conservation Area, but they are fairly unassuming in appearance and 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 from those more traditional slate finished roofs in the area. 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 solar 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 mindful of the wider government policies and objectives which seek to support renewable energy generation, that the proposed solar panels would be considered acceptable in this specific case.
6.6 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. A condition should be added in respect of the ASHP to ensure no other model with a potential differing sound level is installed.
7.0 CONCLUSION 7.1 The conversion into one single dwelling and those works relating to windows sizes, ASHP, solar panels and blocking of an existing door were considered acceptable previously and remain acceptable now. The proposal now seeks to install sliding sash across the front elevation which is considered to be far more acceptable compared to the previously refused top opening casements. The proposed sliding sash are now considered to preserve the character and appearance of the property and Conservation Area. Aforementioned a condition in respect of the ASHP will be added to clarify the unit to be installed.
==== PAGE 5 ====
22/00918/B Page 5 of 5
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 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: 22.09.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal