Officer Report

Application No.: 18/01003/B Applicant: Mrs Helen & Mr Howard Taylor Proposal: Installation of a rear dormer Site Address: 15 Factory Lane Peel Isle Of Man IM5 1NA Planning Officer: Mr Nick Salt Site Visit: 02.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.10.2018 _________________________________________________________________

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.

• C 2. All exterior finishes on the rear elevation and cheeks of the dormer extension shall match those of the main dwelling in respect of colour and type.

Reason: In the interests of the character and appearance of the site in accordance with the Isle of Man Strategic Pan 2016.

Plans/Drawings/Information;

This permission relates to the following plans, date stamped as received on 21st September 2018:

• o Existing Rear elevation, existing outline section, existing floor plans and side elevation
• o Proposed rear elevation, proposed outline section, proposed floor plans
• o Location Plan
• o Photographs of site (all ref 18/09/01) _______________________________________________________________

Interested Person Status – Additional Persons

NONE _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The proposal site is the residential curtilage of 15 Factory Lane, Peel. The site is a terraced, 3-storey dwelling with an enclosed rear yard area. The building itself is finished with cream painted render and yellow uPVC windows. - 1.2 15 Factory Lane lies within Peel Conservation Area.

2.0 PROPOSAL - 2.1 The proposal is for the installation of a rear dormer extension to the rear elevation of the dwelling, to provide additional space for a study. The dormer would be finished with a flat glass fibre roof, with a white uPVC window and rendered blockwork. 2 Velux roof lights would be installed above the dormer roof.

- 3.0 PLANNING HISTORY

3.1 There are two previous application on this site both relating to dormers: - 3.2 05/00824/B - Enlargement of second floor dormer to the rear elevation - PERMITTED. - 3.3 09/01162/B - Removal of existing dormer and installation of a roof light - PERMITTED.

- 4.0 PLANNING POLICY

4.1 The Peel Local Plan 1989 identifies the site and immediate surroundings as being in mixed use. - 4.2 Is assessing this planning application, it is important to consider the proposal against the policies set out in the Isle of Man Strategic Plan 2016, particularly the following: - 4.3 General Policy 2 (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."

4.5 As the site is within Peel Conservation Area, it is also important to consider Environment Policy 35:

"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

5.1 Peel Town Commissioners have no objection to the proposal (15/10/18). 6.0 ASSESSMENT

6.1 This application is assessed against two policy criteria; the potential impact of the proposal on the character and appearance of the area, and the impact on the amenity of neighbours.

6.2 The character of the centre of Peel is unique and this is reflected in that much of it, including the proposal site, is a Conservation Area. The proposed dormer would feature a uPVC window and a flat roof, with the addition of 2 roof lights. Whilst this would likely be unacceptable in a more prominent, visible location, the position of the proposal at the rear extension out of view of any public thoroughfare limits its impact visually. There is also an

• existing dormer extension which would adjoin the proposed on 15a Factory Lane, therefore some degree of visual balance would be provided to the rear of the building. It is not considered that the proposal would have any adverse impact on the visual amenity of the area, the character of Peel Conservation Area, or on the appearance of the site itself.
• 6.3 Any issue of overlooking or overshadowing on neighbouring properties and harm to residential amenity is unlikely. Overlooking is not likely to differ from that from the current dormer on 15a. The level and scale of the proposed development is not considered significant so as to negatively impact on neighbours. In this respect, the proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016.

- 7.0 CONCLUSION

7.1 For the reasons above, it is not considered that the proposal would unduly harm the character and appearance of the area, or the residential amenity of neighbouring properties.

It therefore complies with the aforementioned policies in the Isle of Man Strategic Plan 2016 and is acceptable. 8.0 INTERESTED PERSONS 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 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 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 : 23.10.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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