DEC Officer Reprot

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00856/B Applicant: Mr & Mrs Abdel Haddouche Proposal: Proposed renovation work including re-roofing, re-render and new windows throughout. First floor extension to rear Site Address: 1 Duke Street Peel Isle Of Man IM5 1NG Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.10.2023

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 replacement sliding sash windows to the front elevation must have externally applied glazing bars in a size and pattern as the existing windows. Reason: in the interests of the character of the Conservation Area.

This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 24th July 2023;

• o Drawing No.01
• o Drawing No.02
• o Drawing No.03 Rev D _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 1 Duke Street, Peel which is a mid-terraced two storey traditional property to the South of Duke Street. THE PROPOSAL - 2.1 The current planning application seeks approval for the following works;

• - replacement of the existing sliding sash windows to the front elevation to uPVC sliding sash windows with glazing bars
• - removal of existing render and replacement with a smooth render finish
• - replacement of existing roof with Redland Cambrian roof tiles
• - replacement of existing front door and fanlight with new door two over one in uPVC
• - replacement windows to the rear elevation on a like for like basis
• - enlargement of window to the ground floor rear elevation
• - reduction in the size of first floor window to the rear elevation
• - removal of rear rooflight
• - replacement of existing rooflight with new rooflight measuring 1.340mm by 0.980mm
• - erection of first floor extension over existing kitchen to the rear elevation PLANNING HISTORY

3.1 There is one previous application which is relevant in the assessment of this application, PA23/00170/B - "Proposed renovation work including re-roofing, re-render, new windows throughout and First floor extension to rear," which was refused for the following reason;

R1 - 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.

PLANNING POLICY

4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area.

4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area. REPRESENTATIONS - 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (04.08.23)

5.3 No comments have been received from Peel Town Commissioners at the time of writing this report. - 5.4 The Assistant Registered Buildings Officer has considered the application and state the following, "The proposed windows accord with the guidance in 1/98, and although traditional materials are not being used, the windows are considered to meet current policy. The existing front door features a 1930s sunburst feature in its upper portion, which is not the historic style. Ideally the replacement door should be four panelled. Although historically it would probably have been solid, glazed upper panels would be acceptable. The proposed door style is not judged to be a historically appropriate style, although it could possibly be argued that it is no less appropriate than the existing. The replacement roof tiles are acceptable. Although we do not generally control the material of the smooth render being used on properties that are not registered, it would be useful to add a note to any approval that strongly advisors the applicant to use a render system that would enable the solid wall to breathe. The proposed adjustment to the rear bathroom roof profile is at a pitch that would not have been constructed historically (the pitch is too shallow for the use of natural slates). Although the form is being altered, the extension is not judged to be visible from any public viewpoint, and this element of the proposals is not judged to have any significant impact on the character of the conservation area" ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - Section 18(4) test
• - character and appearance (GP2, b,c)
• - neighbouring amenity (GP2)

- 6.2 SECTION 18(4) TEST

• 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
• 6.2.2 When looking at the proposal to replace the existing sliding sash windows with uPVC sliding sash windows with glazing bars, replacement front door, the replacement of the existing render with smooth render, removal of rooflight to rear and replacement rooflight to rear, replacement of the rear windows and installation of larger window and reduction of window to the rear and the replacement of the existing roof tiles with Redland Cambrian roof tiles, all of these works would preserve the existing conservation area.
• 6.2.3 Turning towards the rear first floor extension, the proposal is to increase the height of the extension by approximately 1m at the furthest end and slope upwards to join the extension roofline. The proposed extension whilst not historically accurate for the time period of the property is an acceptable extension to the property which will ultimately not impact upon the existing dwelling.
• 6.2.4 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area.

• 6.3.2 In the first instance Planning Circular 1/98 states that there is no preference in the material used in windows within a Conservation Area as such the proposed uPVC windows are recognised as an acceptable alternative to timber, which will preserve the Conservation Area.
• 6.3.3 Secondly with regards to the other alterations proposed including the rear extension, as stated above they will preserve the character and appearance of the property within the streetscene. NEIGHBOURING AMENITY
• 6.4 Turning towards whether the proposal would impact any of the neighbouring properties. Ultimately the proposal is adding an additional two windows where there are currently non upon the first floor level, whilst that is the case, both windows are to bathrooms, as such it is deemed that the proposal would not be increasing the impact upon the neighbouring properties above and beyond what is currently in place. CONCLUSION

7.1 The proposed works are deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016. 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 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 : Permitted Date: 06.10.2023

Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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