**Document:** DEC Officer Report **Application:** 19/00496/B — Alterations, installation of replacement windows and erection of rear extension with roof terrace above **Decision:** Permitted **Decision Date:** 2019-08-02 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29088-german-19-market-replacement-extension/documents/1042622 --- # DEC Officer Report **Application No.:** 19/00496/B **Applicant:** Mr John & Mrs Candy Atcheson **Proposal:** Alterations, installation of replacement windows and erection of rear extension with roof terrace above **Site Address:** 19 Market Street Peel Isle Of Man IM5 1AD **Planning Officer:** Miss Lucy Kinrade **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 31.07.2019 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. ### Plans/Drawings/Information; This approval relates to drawing numbers 1702/01, 1702/10 and 1702/11 and Architects Design Statement all date stamped and received 26/04/2019 _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ ### Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 19 Market Street, which is an endterraced dwelling situated within Peel's Conservation Area. The dwelling is situated immediately opposite the side elevation of Grace Baptist Church with only a narrow footpath separating the two and providing pedestrian access to the dwelling. The narrowness of the lane is such that a - full appreciation of the dwelling's frontage is very difficult, and moreover it will often be cast in shade at its frontage. - 1.2 To the rear, the site extends towards the Commissioner car park accessed from the Promenade and stretches east towards and joining with Castle Street where vehicles access is achieved. Public views of the dwelling are limited to the upper levels or oblique due to the close proximity of neighbouring buildings. 2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of a 3m x 5m single storey flat roof extension on the northern side elevation of the existing dwelling, the proposal will also include the creation of a roof terrace above, access from the first floor of the existing house and enclosed with glass balustrades. - 2.2 The application also includes the replacement of three existing timber sliding sash windows with glazing bars on the first floor of the east front elevation facing Grace Baptist Church with new timber sliding sash windows with only a central 50/50 glazing bar. 3.0 PLANNING HISTORY - 3.1 The site has been subject to a number of previous applications, most relevant in this case being PA 17/00366/B approved for alterations and erection of a rear extension. 4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within a Mixed Use area as zoned on the Peel Local Plan, and also within the Peel Conservation Area. Accordingly, the application falls to be assessed against General Policy 2 and Environment Policy 35 of the Strategic Plan. - 4.2 General Policy 2 states (in part): "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; (g) does not affect adversely the amenity of local residents or the character of the locality." 4.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Highway Services of the DOI - NHI no highways interest 17.05.2019 - 5.2 Peel Town Commissioners - no objection 17.07.2019 6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the case of this application are the visual impacts of the proposed extension and replacement windows on the character and appearance of the conservation area, and whether or not there are any privacy or amenity impact on the adjacent neighbours from the proposed roof terrace. ## VISUAL IMAPCT 6.2 Aforementioned the rear of the existing dwelling is not readily visibile from public view due to the arrangement of the site, the surrounding properties and the large boundary wall enclosing the dwelling from the commissioner car park. The rear of the dwelling has been subject to alteration and extension in the past and is not considered to visually or positively contribute to the historic character and appearance of the wider conservation area. The erection of a further extension here is not considered to make any worse the existing situation and likely to have an overall negligible impact on the general appearance of the area. - 6.3 The most publically recognisable change is likely to be the alteration to the existing windows, although the close proximity of Grace Baptist Church does significantly limit views to this elevation. The proposal is to replace the windows with new timber sliding sash, the retention of the sliding sash opening method which is crucial here. The omission of the Georgian style glazing bars is not considered a detriment in this case, particularly given that this 50/50 sliding sash with only a central vertical glazing bar already exists on the adjoining property and within the immediate area and would generally be in keeping with the appearance of the dwellings along Market Street. AMENITY - 6.4 The proposal will introduce a new first floor roof terrace, given the extent of the site and garden area surrounding the house it means that distances between the proposed roof terrace and the nearest elevation of the neighbouring dwellings to the east and north is between 20m and 25m. The closest elevation is Grace Baptist Church, although this is a large flat roof extension and which does not contain any windows towards the application site. Directly to the east the site bounds with some flat roof garages over which views towards No. 24 Church Street are likely to be achievable, although between their rear elevation and the proposed terrace is around 20m which is the general rule of thumb in acceptability when it comes to privacy and overlooking. While the occupation the first floor roof terrace will be evident and noticeable from the rear of adjacent properties, the orientation, siting and layout of the property coupled with the arrangement of the neighbours and the distances between them is likely to limit any significant impacts on their general living conditions and residential amenity. 7.0 CONCLUSION - 7.1 For the above reasons, the application is considered to have an acceptable impact on both the conservation area and on the amenity of the local residents in line with EP35 and GP2 b,c and g, and is therefore recommended for approval. 8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 8.2 The Planning Committee 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 in Article 6(4) 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. Decision Made : Permitted Date : 01.08.2019 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29088-german-19-market-replacement-extension/documents/1042622*