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23/00103/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00103/B Applicant : Mr Joel Smith Proposal : Replacement roof and associated works Site Address : 20 Market Street Peel Isle Of Man IM5 1AD
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.04.2023 __
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 proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character of the Conservation Area, and that the character of the surrounding townscape is not being adversely affected.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 20th February 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 20 Market Street, Peel. The property is a three storey mid terrace property that fronts onto the highway. The property sits within the Peel conservation area and has been extended at the rear of the property.
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23/00103/B Page 2 of 3
2.0 THE PROPOSAL 2.1 Proposed is the re-roofing of the rear outrigger extension lean-to roof that serves a bathroom. The scope of works would include removal of the existing concrete smooth profiled roof tiles, including batons, felt and replacement with; Del Prado First 500mm x 250mm Spanish natural roof slate.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is in an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the application site is within the Peel Conservation Area. The property is not in an area at risk of flooding, although Market Street itself has a high likelihood of surface water flooding.
3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 4a Protection of conservation areas
General Policy 2 General Development Considerations (a-n)
Environment Policy 35 Preserve or enhancement for Conservation Areas
3.3 Other material Considerations;
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
3.5 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas; (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
4.0 PLANNING HISTORY 4.1 17/00176/B - Installation of two replacement windows and a first floor door to rear elevation. Approved.
5.0 REPRESENTATIONS 5.1 Peel Town Commissioners had not commented at the time of writing. 5.2 Highways Services (16.03.23) No objection.
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (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 works would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal in principle. The replacement roof riles from concrete grey smooth interlocking tiles to Spanish natural slate would be considered in keeping with those other residential properties surrounding the application site and deemed acceptable in this instance in accordance with General Policy 2. The use of natural slate (Spanish slate) in this instance would be in keeping with the special character of the conservation area in accordance with Ep35 and Sp4(a).
6.3 Neighbouring amenity
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23/00103/B Page 3 of 3
Given the small scale of the works that is limited to the roof scape of the property for the installation of replacement roof tiled are not considered to have an adverse visual impact on the property when viewed from the surrounding neighbouring properties due to its appearance and would not result in a significant adverse visual impact upon the appearance of the building or that of the immediate area.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character of the Conservation Area, and that the character of the surrounding townscape is not being adversely affected.
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 Director of Planning and Building Control 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 : 14.04.2023
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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