**Document:** Officer Planning Report **Application:** 06/01768/B — Alterations, erection of a two storey extension to side elevation and a single storey extension to rear **Decision:** Refused **Decision Date:** 2007-01-24 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81743-german-19-market-street-alterations-erection-two/documents/1481582 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents a dwelling located within the Peel Conservation Area. The property is situated directly adjacent to the Chapel in Market Street, and is not readily visible in this streetscene, but forms an interesting feature due to its proximity to the Chapel. From Castle Street, the rear of the property and its garden and parking area are visible and indeed the garden and parking area are accessed from this road. In addition, the property lies adjacent to, but is currently not visible from the car park to the rear of the pumping station on Peel Promenade. #### Planning Status The application site is located in an area zoned as Mixed Use in the adopted Peel Local Plan (Planning Circular 6/89). The site is located within the Peel Conservation Area and Planning Policy Statement 1/01 is considered to be relevant. #### Planning History The following previous application is considered relevant to this application: PA 05/00607 – Demolish existing and construct single storey erection to rear of property to provide sun lounge, 19 Market Street, Peel. Approved 3rd June 2005. ### The Proposal The application seeks approval for the construction of a two storey extension to the side (east) elevation and a single storey extension with lantern light to the rear (south) elevation. In addition, it is proposed to replace an existing door to the front elevation and replace with a casement window to match the adjacent windows. ### Representations Peel Town Commissioners recommend that the application be approved and the Department of Transport Highways Division do not oppose the application. The Chief Fire Officer requests a condition relating to mains smoke detectors. ### Assessment The application site lies within an area zoned as Conservation Area and Mixed Use in the Peel Local Plan. With regard to the Conservation Area designation, special attention must be paid in considering applications for development, as to whether such development would preserve or enhance the character and appearance of the conservation area in which it is located. In this application, the property is not readily visible from the Market Street elevation; however, its position within the streetscene is of interest due to its partial obscurity. To the rear of the site, the site is visible from Castle Street and it is from Castle Street that the garden and parking area is accessed. The two storey extension to the side/rear would be constructed with a pitched roof of interlocking concrete tiles and casement windows. In addition, at first floor level on the west elevation, an arched head glazed window and glazed entrance door would be introduced. To the end (north) elevation, a two storey bay would be constructed, with casement windows, French doors and hardwood doors with guard rail to the first floor. This two storey extension would replace the single storey extension granted approval in 2005 (PA 05/00607 refers). When considering applications within Conservation Areas, special attention must be paid to the desirability of preserving or enhancing the character of a conservation area. The previous extension, proposed a single storey structure, extending some 8m from the existing dwelling, which, due to its depth of projection and single storey nature was judged not to be harmful to the character of the Conservation Area, given the only brief view of the property that would be visible from Castle Street. The current application proposes a two storey structure, extending some 9.3m from the existing property. This structure would be visible from Castle Street, and its design, in relation to the two storey projecting bay, fenestration and design of doors, would, it is considered, detract from the character and appearance of the Peel Conservation Area in which the site is located. Furthermore, it is considered that the loss of the door to the front, Market Street elevation, albeit a feature that is not readily visible, and its replacement with a casement window would result in the loss of a traditional feature, and its replacement with a window of modern design, which neither preserves nor enhances the character of the conservation area in which the site is located. ### Recommendation It is recommended that the application be refused. ### Suggested Condition Whilst the application is recommended for refusal, should the application be subsequently approved, the following conditions are suggested: 1) The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2) This approval relates to drawing numbers 0610/01; 02; 03 and 04, submitted as part of this application and date stamped 16th October 2006. ### Party Status It is considered that all parties, who submitted comments, with the exception of the following: Chief Fire Officer accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status. ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 18.01.2007 ### 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 R 1. The proposed alterations and extensions to the dwelling, which is located within the Peel Conservation Area, would, by their design, fenestration and loss of traditional features, neither preserve nor enhance the character of the area. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) **Decision Made:** Refused **Date:** 22/1/07 **Signed:** M. I. McCauley Director of Planning and Building Control 19 January 2007 06/01768/B Page 4 of 4 --- *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/81743-german-19-market-street-alterations-erection-two/documents/1481582*