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23/00170/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00170/B Applicant : Mr & Mrs Abdel Haddouche Proposal : Proposed renovation work including re-roofing, re-render, new windows throughout and First floor extension to rear Site Address : 1 Duke Street Peel Isle Of Man IM5 1NG
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.06.2023 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The proposed extension and front door would not preserve nor enhance the character of the area and there is no public benefit within the application that could outweigh this negative impact on the character of the area. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 1 Duke Street, Peel, a two-storey mid-terrace dwelling located on the south of Duke Street.
1.2 The house consists of a two-storey pitched-roof main dwelling and a two-storey mono- pitched-roof rear extension. The mono-pitched is a continuation of the main roof.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the first floor of the rear extension and the erection of a replacement first-floor flat-roof extension. The proposal also include the installation of replacement windows and doors.
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2.2 The first floor extension will have a flat-roof. Its height level with the eave of the main dwelling. There will be two casement windows on the rear elevation and a casement window on the east elevation. The existing window on the rear elevation of the ground floor will be enlarged and the door on the east elevation will be replaced with a double-glazed uPVC door.
2.3 The windows on the front elevation of the main dwelling will be replaced with sliding- sash uPVC windows. The front door will be replaced with a double glazed door with a fanlight on top. The windows on the rear elevation of the main dwelling will be replaced with like for like and a new window on the first floor will be installed above the existing one.
2.4 The proposal also include replacing the roof like for like as the rear roof tiles, re- rendering and removing an existing rooflight.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use in the Peel Local Plan.
4.2 The site is within the Peel Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 4(a) and 5 o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 o Environment Policy 35, 42 o Transport Policy 7 o Appendix 7.6 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application:
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o Section 4.5 Front Extensions o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extension o Section 4.8 Side Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Peel Town Commissioners has not commented at the time of the report (12.05.2023).
6.2 DoI Highway Services does not oppose this application (16.03.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
6.3 15 Duke Street wrote in support of the application (03.03.2023). The comment states that the proposal would enhance and improve the appearance of the street.
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 The new extension has a flat roof, which does not fit in with the existing roofscape of the house or the terrace. Therefore, it is considered that the proposed first-floor extension does not preserve nor enhance the character of the area.
7.3 The replacement windows on the front elevation area like for like and are considered to be preserve the character of the area.
7.4 The replace front door is not in a traditional form is considered not preserving or enhancing the character of the area.
7.5 The replace windows on the rear elevation are considered to not have an impact on the character of the area.
7.6 The replacement roof tiles are considered to enhance the character of the area.
7.7 The re-rendering is considered to preserve the character of the area.
7.8 The rear extension and the front door replacement are not in keeping with the area, means the proposal has elements that would not preserve or enhance the character of the area. Therefore, it is considered to fail the test. This means there is unless there is public benefit overweigh the negative impact on the character of the area, the application will be recommend for a refusal.
Elements of Assessment 7.9 The key considerations of this application are its impact on the house itself, on the character and appearance of the area, and the amenities of the neighbours.
Design of the House Itself 7.10 As mentioned in paragraph 7.2-7.9, it is considered that the proposal does not preserve the character of the house.
Character and Streetscene
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7.11 As mentioned in paragraph 7.2-7.9, it is considered that the proposal does not preserve the character of the area.
Neighbouring Amenities 7.12 The proposal passes the "45 Degree Approach" and is considered to not have additional concern for overbearing or overshadowing.
7.13 The new vantage points on the rear elevation are considered to have an acceptable impact on overlooking.
8.0 CONCLUSION 8.1 The proposed extension and front door would not preserve nor enhance the character of the area and there is no public benefit within the application that could outweigh this negative impact on the character of the area. Therefore, it is recommended for a refusal.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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 : Refused Date: 15.06.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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