**Document:** Planning Officer Report
**Application:** 11/01616/B — Alterations and extension to dwelling
**Decision:** Permitted
**Decision Date:** 2012-01-13
**Parish:** German
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/1970-german-18-bridge-extension-dwelling/documents/1167349

---

# Planning Officer Report

## Planning Officer Report And Recommendations [Table omitted in markdown export]

## Officer's Report

### The Application Site

1. The application site comprises the residential curtilage of 18 Bridge Street, Peel, which is a two storey mid terrace property. The application site adjoins 16 and 20 Bridge Street, No. 16 is a two storey dwelling and No. 20 is a three storey dwelling.

2. The application site is situated to the eastern side of Bridge Street, which is one of the older streets of Peel. Bridge Street is notable for its collection of older (at least 18th Century, perhaps earlier) two storey double-fronted houses.

3. Bridge Street is a one way system heading from Christian Street towards Bridge Street onto Shore Road. There is a limited number of parking available at the application site.

### The Proposal

4. The proposal comprises alterations and extension to dwelling.

### Planning History

5. The application site has been the subject of two previous planning applications which are considered specifically material to the assessment of this current planning application:

PA 11/00147/B: Alterations and erection of extensions to dwelling. The proposed development was for a three storey extension to the rear elevation and second floor level extension to provide additional living accommodation. This application was refused as it was considered that the proposed extensions would not preserve or enhance the character and appearance of the Conservation Area.

PA 06/01628/B: Alterations to property including removal of rear extension, creation of additional doors and windows and erection of a timber bridge to rear elevation. This previous planning application was permitted.

6. No. 16 Bridge Street has been the subject of a number of planning applications, three of which are considered specifically material to the assessment of this current application all of which were approved:

PA 04/02181/B: Erection of detached timber garden room.

PA 98/01063/B: Kitchen extension to rear of the dwelling.

PA 97/00867/B: Extension to rear of the dwelling.

7. No. 12 Bridge Street has been the subject of one planning application which is considered specifically material to the assessment of this current planning application:

PA 86/00686/B: Extension to form kitchen and dining room. This previous planning application was approved.

8. No 24 has been the subject of one planning application which is considered specifically material to the assessment of this current planning application:

PA 06/01647/B: The erection of an extension to the rear of the property. This previous planning application was approved.

### Planning Policy

9. In terms of local plan policy, the application site is within an area recognised as being mixed use under the Peel Local Plan 1989 (Planning Circular 6/89) within Peels Conservation Area. There are two policies with Planning Circular 6/89, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application:

Policy 5.2 states:

"The refurbishment and amalgamation of properties within the town will be encouraged"

Policy 5.4 states:

"A policy of refurbishment and amalgamation of existing properties in the conservation area will apply in order to ensure the retention of historic areas by the alternative use of buildings in these areas"

10. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.

General Policy 2 states:

"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:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (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;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;

- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

**Environment Policy 34 states:**
"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

**Environmental 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."

11. In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows"

In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 8 Category d) Other buildings erected before 1921: "Replacement windows should preferably be the same as or similar to the originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed approach will be taken to the replacement of windows in such properties."

### Representations

12. Peel Town Commissioners have no objections to the planning application.
13. The Highways Division have no objections to the planning application.

### Assessment

14. The planning application seeks approval for a two storey extension to rear elevation and the raising of existing roof level by 0.5m to create additional head height to the existing ground and first floor level accommodation. The proposal shows changes the both the ground and first floors of the dwelling. The ground floor will be converted from the utility, dining and lounge area to two bedrooms and a wet room and dressing room. The kitchen to the rear of the dwelling will become a hall with an en-suite. The first floor is proposed as a large lounge replacing the two bedrooms with the bathroom and W.C. becoming the kitchen. The flat roof is proposed as an extension to accommodate a landing with a W.C. The flat roof to the rear of the dwelling will be a pitched roof on the proposed extension with a small flat roof above the proposed en-suite on the ground floor.
15. The existing dwelling is of a traditional vernacular form, which it shares with a number of similar structures in Bridge Street, together with the contrasting single fronted dwellings. As it stands currently the property is very run down including an opening in the roof top. The raising of the roof an additional 0.5m is not considered to cause any undue harm the

adjoining properties or character of the area. The roof is proposed to be finished in dark blue/grey natural roof slates.

16. In the respect of the extension to the rear of the dwelling the proposal would replace the unattractive flat roof single storey extension existing on the dwelling thus enhancing the character the dwelling itself. Given the position of the extension at the rear of the property it is considered that it would not be readily visible from the street scene, and would not result in overlooking or loss of privacy to adjoining properties or the open space land at the rear of the dwelling. It is considered that the properties on Stanley Mount would not have their private amenity affected and would not cause any undue harm to their view from their property as their dwellings face towards the shore. 16 Bridge Street has had similar extensions to the rear of the dwelling as have a number of other properties on Bridge Street as mentioned previously in the Planning History section of the report.

17. As regards to the proposed replacement of windows on the front and rear elevations they must replicate the original existing windows. The windows on Bridge Street are predominantly portrait and sliding sash format, typical of the Victorian era so it is important that this style is replicated to keep with the richness and characteristic of the area. Currently three ground floor windows are bordered up and the first floor windows are considered to be extremely worn and are therefore considered that repair would be impracticable. The proposed new windows for the front of the dwelling are timber framed, double glazed sliding sash units to reinstate the original appearance of the dwelling. The windows proposed to the rear elevation to be timber framed top hung opening lights. French doors are proposed to the ground floor of the rear proposed extension.

18. An issue to consider in the assessment of this planning application is the impact of the proposal on the conservation area. It is considered that the proposal would enhance the dwelling and the surrounding area by improving the appearance of the dwelling itself. The proposal has no adverse traffic management, parking or road safety implications. After consulting the Conservation Officer about the planning application it was deemed that the proposal is an appropriate form of development. It is considered that planning application is in accordance with Policies 5.2 and 5.4 of the Peel Local Plan, General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 (Part 6 Category b an Part 8 Category d).

19. The proposal is not considered to affect any other obvious material planning consideration.

### Recommendation

20. It is recommended that the planning application be permitted.

### Party Status

21. The local authority is, Peel Town Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

22. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

### Recommendation

Recommended Decision: Permitted

## Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
- : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing numbers 09 0496/1, 09 0496/2 and 09 496 03 Rev. A and Photograph No's 1 to 6 date stamped 21 November 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 12 January 2011

### Determining officer (delete as appropriate)

Signed : ...
Anthony Holmes
Senior Planning Officer

Signed : ...
Michael Gallagher
Director of Planning and Building Control

Signed : ...
Sarah Corlett
Senior Planning Officer

Signed : ...
Jennifer Chance
Development Control Manager

---

*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/1970-german-18-bridge-extension-dwelling/documents/1167349*