**Document:** DEC Officer Report
**Application:** 23/00962/B — Alterations to existing property including removal of rear utility, alterations and re-roofing of existing rear extension, changes to front doors and rear windows, installation of roof lights, installation of side gate and installation of replacement windows
**Decision:** Permitted
**Decision Date:** 2024-04-04
**Parish:** German
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/56565-german-8-10-bridge-replacement-extension/documents/1105049

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# DEC Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATION

**Application No.:** 23/00962/B
**Applicant:** Mr David Codinha
**Proposal:** Alterations to existing property including removal of rear utility, alterations and re-roofing of existing rear extension, changes to front doors and rear windows, installation of roof lights, installation of side gate and installation of replacement windows
**Site Address:** 8-10 Bridge Street Peel Isle Of Man IM5 1NB
**Planning Officer:** Miss Lucy Kinrade
**Recommended Decision:** Permitted
**Date of Recommendation:** 03.04.2024

## 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. The windows hereby approved shall be installed in sliding sash and with external glazing bars in full accordance with those window positions, details and glazing bar patterns shown on drawing number JTM2304-P-02 Rev A and retained thereafter.

Reason: the application has been assessed on this basis in the interests of visual amenity of the house itself and the Conservation Area.

This application has been recommended for approval for the following reason.

The works are considered to meet the tests of Environment Policy 35 and having an acceptable visual impact on the existing house and preserving the wider character and appearance of the Conservation Area as also required by S18 of the Act. The works are also considered to meet with the principles of Planning Circular 1/98 and there are no amenity impacts expected on any of the neighbours in line with General Policy (b, c, and g) and Section 7 of Residential Design Guide.

Plans/Drawings/Information;

This approval relates to:

- o JTM2304-P-01 Rev A
- o JTM2304-P-02 Rev A
- o Email and supporting letter

- - All date received 12/03/2024

- Door brochure o Ludlow 2 door specification

- - Both date received 16/02/2024 _______________________________________________________________

## Interested Person Status

Additional Persons

It is recommended that the owners/occupiers of the following properties 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):

The Owners of No. 6 Bridge Street - as they have supported the application and do not refer to the relevant issues in accordance with paragraph 2C of the Policy and 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 Policy. _____________________________________________________________________________

## Officer’s Report

1.0 THE SITE - 1.1 The site relates to numbers 8 and 10, Bridge Street, Peel, two adjoining properties at the end of terrace nearest the junction with Stanley Mount. - 1.2 The properties are located within the Peel Conservation Area.

2.0 THE PROPOSAL - 2.1 The applications seeks a number of external alteration works which will facilitate the two properties being made into one (which is permitted development under Class 4 of Part 2 of Town and Country Planning (Change of Use) (Development) (no2) Order 2019). The works include

- o Demolition of rear utility
- o Alterations to extension rear extension including new roof
- o Replacement windows to No. 10 with sliding sash with glazing bars
- o Removal of No. 10 front door and installation of window with sliding sash with glazing bars
- o Installation of new front door to No. 8 - 4 panel with top two glazed panels.
- o Installation of rooflights throughout front and rear roof slopes
- o Window changes to rear elevation including removal and re-alignment
- o Installation of new windows to rear of No. 10 with sliding sash with glazing bars.

## - 3.0 PLANNING HISTORY

3.1 23/00993/CON runs alongside seeking consent for those demolition elements of the scheme. - 4.1 PLANNING POLICY

## 4.1 The site lies within an area designated on the Peel Local Plan as Mixed Use and iswithin the Peel Conservation Area. Bridge Street is recognised as being at flood risk but thedwelling is not.

4.2 Minded of the current window proposal, S18 of The Act is relevant in being the statutory tests for any development in Conservation Areas: o 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". - 4.3 The most relevant policies of the IOM Strategic Plan 2016 would be:

- o General Policy 2 - general standards towards acceptable development including highway safety
- o Strategic Policies 1, 3, 4, 5 - needs for access, use of local materials, protect or enhance Registered Buildings and Conservation Areas and make positive contribution
- o Environment Policy 34 and 35 - use of traditional materials, preserve or enhance a conservation area.
- o Paragraph 8.12.1 - supports principle of residential development in zoned areas.
- o Environment Policy 42 - promotes development taking account of locality in design.
- o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire.
- o Infrastructure Policy 5 - conserve the Island's water.

4.4 Other Material Considerations: Policy/Strategy/Guidance eg o Planning Circular 1/98 o Planning Policy Statement: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man o Residential Design Guide

## 5.0 REPRESENTATIONSCopies of representations received can be viewed on the Government's website. This reportcontains summaries only.

5.1 The DOI Highway Services - do not oppose (22/09/2023 and 14/02/2024) - After reviewing this Application, no significant negative impact upon highway safety, network functionality and /or parking. They made comments on the curtilage line and that the applicant should ensure the proposed curtilage matches their deeds particularly in the northern corner.

5.2 The following were also consulted but no response received as of 02/04/2024:

- o Manx National Heritage
- o Peel Town Commissioners

5.3 The Assistant Registered Buildings officer was verbally consulted 15/02/2023 as part of this and 23/00993/CON. They outline a shame for the loss of the original timber windows however noted the sliding sash and glazing bars being re-installed which unfortunately fell within policy test and the accepted UPVC materials elsewhere. They questioned whether the original door from No. 10 could be re-used on No. 8 or at the very least a composite door installed on No. 8 rather than UPVC. - 5.4 The Owners of 6 Bridge Street - in Support (18/09/2023) - delighted to hear that a family home is being created, rather than the house becoming, yet another holiday home in the area.

## - 6.0 ASSESSMENT

## 6.1 The statutory test requires development to preserve or enhance and if it does not itwould be an automatic refusal. In this case the proposal is considered to preserve thecharacter and appearance for the following reasons and assessment.

6.2 The key considerations in this case are:

- o Principle of development
- o Visual impact of works to rear - existing dwelling and Conservation Area
- o Visual impact of works to front elevation - existing dwelling and Conservation Area
- o Impact on residential amenity

### 6.3 Principle of Development

- 6.3.1 Although within a Mixed Use area and not specifically designated as residential, the majority of Bridge Street is in mostly residential use and would not be out of keeping with the general residential nature of the immediate area and so the test falls to the visual and amenity impact of the work.
- 6.3.2 The proposal seeks external alteration works which are to facilitate the amalgamation of No. 8 and 10 into one single dwelling. Evidence provided by the agent seeks to support that the property was in fact originally built as one dwelling and subdivided many years ago. The dwellings along this same side of the road run numbers 2, 4, 6 and they're similar footprint as 8 and 10 combined and are somewhat defined by their stacks at each end. On the historic Online Services mapping, the road now leading to Stanley Mount never used to exist and this was in fact a dwelling. The current end gable of No. 10 supports this. The footprint of No's 8 and 10 appears as one unit, and so it is likely that the original No. 10 was demolished to make way for the road, and maybe it was at that point the house was split in two to provide residence. When looking at No. 12, 14 and 16 they have more dividing stacks supporting their original use as three separate dwellings and which matches the historic mapping. Nevertheless the amalgamation back into one dwelling in this case is not considered to result in any unacceptable impact in principle nor to result in any negative impact in the loss of smaller dwelling types minded of the remaining units available within the Peel town centre.

6.4 Visual impact of works to rear - existing dwelling and Conservation Area

- 6.4.1 The back lane at the rear of the dwellings is quite varied and there is a large boundary wall enclosing the rear of No'8 and 10 and this wall shields most of the ground floor views. The roofing works to the extension will be slightly visible over the wall but the low level and more set back location helps to minimise views and the works would not be visually unacceptable in this case.
- 6.4.2 The key views of the rear are those at the upper level and more so towards the rear of No. 10 due to its position closest to the road. The original submission included works to include an attic level balcony similar to that on No. 8, however on review of the original approval of that balcony and the bulk and appearance of the balcony as installed it was felt that another balcony matching what already existed on site and particularly on this end nearest the road would have an adverse impact on the traditional qualities and interest of the dwelling and so the agent sought to have this removed and retaining the slate pitch roof and roof lights only and this is considered to preserve the traditional qualities of the building.
- 6.4.3 Changes to the rear elevation windows would result in a more regularised appearance having only windows at first floor now, however the overall appearance of the property would remain as a traditional town dwelling and the style of the windows being sliding sash and with glazing bars ensures a uniform appearance and of suitable style preserving the opening method and glazing pattern as required in Planning Circular 1/98.
- 6.4.4 It is considered that the alterations to the rear in respect of the rear extension changes, the works within the boundary wall at ground floor including the removal of the utility, the window changes to the upper floors and the installation of rooflight is considered to be acceptable. The proposal also includes the installation of a new side gate within the boundary wall and this is also considered to be acceptable. The works are considered to have an acceptable visual impact on the existing house and to have an overall acceptable impact preserving the wider character and appearance of the Conservation Area.

6.5 Visual impact of works to front elevation - existing dwelling and Conservation Area

- 6.5.1 The most notable change to the front elevation is likely to be the new window in place of the existing front door, and the replacement of all the existing timber windows to No. 10 for new UPVC sliding sash replacements.
- 6.5.2 The proposed window in place of the existing door is to be of a size, scale and style matching the existing windows which are to be new UPVC sliding sash with glazing bars. These new windows will be visually in keeping with the overall appearance of the house and in keeping with those windows already installed in No. 8 creating a uniform appearance throughout. Whilst it's a shame that the original timber materials are being there has become a level of acceptance in the use of plastic windows throughout conservation areas and minded that the works retain the opening method and the glazing pattern are considered to comply with PC1/98 and preserving the overall character and appearance of the existing dwelling and the wider Conservation Area.
- 6.5.3 Permission is also sought for new roof lights across the front roof scope. Given the height of the roof and their position its very unlikely that there will be any public views from the street and their size, scale and number on the roof are unlikely to result in any significant or overbearing impacts should they be visible in wider roofscape views from Peel Hill or higher grounds.
- 6.5.4 The existing front door on No. 8 is not traditional nor original, whilst its concurred with the Assistant Registered Buildings Officer that it's a shame that the door from No. 10 could not be re-used, only given that the existing door at No.8 is not traditional, the proposed replacement in UPVC or composite would not make any worse the existing situation which is already a poor form door and thus having an overall negligible impact on the dwelling and streetscene and the conservation area is to be preserved.

### 6.6 Impact on Residential Amenity

- 6.6.1 Those works to the rear ground floor remain within the existing yard and although resulting in changes to the extension roof these are not considered to result in any significant or overbearing adverse impacts on the adjoining neighbour and their living conditions to warrant a concern. The changes to the windows will see removal of the upper floor windows and a re-alignment across the first floor windows but these works will not result in any new or adverse overlooking impact compared to the existing situation.
- 6.6.2 At the front, the works are contained to the existing frontage and there will be no new or increased overlooking or privacy impacts compared to the existing situation as to warrant any concerns.

## - 7.0 CONCLUSION

7.1 Given the positive findings above the application is considered to meet the test of Environment Policy 35 and having an acceptable visual impact on the existing house and preserving the wider character and appearance of the Conservation Area as also required by S18 of the Act. The works are also considered to meet with the principles of Planning Circular 1/98 and there are no amenity impacts expected on any of the neighbours in line with General Policy (b, c, and g) and Section 7 of Residential Design Guide. - 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 Acting 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 : Permitted Date : 04.04.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting 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.

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*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/56565-german-8-10-bridge-replacement-extension/documents/1105049*