Officer Report

Application No.: 18/01161/B Applicant: Mr Kevin Gadsby Proposal: Alterations, demolition of existing and erection of rear extension and installation of replacement windows (in association with 18/01162/CON) Site Address: 28 Stanley Road Peel Isle of Man IM5 1NY Planning Officer: Mr Nick Salt Photo Taken: 22.11.2018 Site Visit: 22.11.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.12.2018 _________________________________________________________________

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.

Plans/Drawings/Information:

This permission relates to the following plans and drawings date stamped received on 2nd November 2018:

• o Site Plan
• o 6/4211/1: Existing and proposed elevations and plans, location plan _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The site is the residential curtilage of 28 Stanley Road, Peel. It is a mid-terrace two storey traditional dwelling fronting directly onto Stanley Road, with a narrow yard area to the rear. The site is part of Peel Conservation Area. - 1.2 The front of the dwelling features three timber top opening windows, and painted render. The rear features an existing extended kitchen area and shed - both single storey. - 1.3 Stanley Road features a number of similar small dwellings, which feature a mix of painted and dash render finished but generally feature sliding sash windows, whether uPVC or timber.

- 2.0 PROPOSAL

2.0 Proposed is the demolition of the existing rear extension and shed and the erection of a new single storey extension to contain the kitchen. The extension would extend from the rear elevation of the main dwelling by 4m and contain a uPVC lantern on a flat roof. The rear wall of the extension would be painted to match the existing dwelling. - 2.1 Additionally, it is proposed to replace the current timber top opening front windows with uPVC sliding sash windows and new top sash windows on the rear elevation. An additional roof light alongside the existing is proposed on the rear roof slope.

- 3.0 PLANNING HISTORY

3.0 A number of planning applications have been submitted over the years which are materially relevant to this application:

• o 92/01151/B: Installation of dormer window in rear-facing roof, 28 Stanley Road. REFUSED.
• o 93/00044/B: : Installation of rear dormer window, 28 Stanley Road. PERMITTED.
• o 06/00168/B: Demolition of existing glass porch, erection of a conservatory to rear elevation and installation of timber sash windows to replace existing to front and rear elevations. 30 Stanley Road. PERMITTED.

- 4.0 PLANNING POLICY

4.1 The Peel Local Plan 1989 designates the site as within an area zoned for Mixed use.

4.2 Due to the land use designation, General Policy 2 of the Isle of Man Strategic Plan 2016 applies (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;

• (n) is designed having due regard to best practice in reducing energy consumption."

4.3 As the site is within Peel Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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." - 4.4 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) Policy CA/2, (Conservation Areas);

• "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
• 4.5 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is noted: "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."

"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."

- 5.0 REPRESENTATIONS

5.1 Peel Town Commissioners indicate that they have no objection (13.12.18). - 6.0 ASSESSMENT

6.0 In considering an extension and replacement windows such as this in a conservation area, it important to have specific regard to potential impacts on neighbours and their amenity, and the appearance of both the site itself and the street scene or character of the area.

6.1 Impact on Neighbours

• 6.1.1 The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres of the site dwelling.
• 6.1.2 As the extension in this case is single storey, replaces an existing part of the building, and is bounded by higher walls, and the increase in height would be only marginally higher than the existing on one side, there would not be a negative impact on neighbour amenity in the adjoining or nearby dwellings.

6.2 Impact on Appearance of the Dwelling

• 6.2.1 The rear extension would in effect 'tidy up' the appearance of the rear of the dwelling architecturally, and would not detract from the overall appearance of the dwelling. Similarly, as a roof light already exists on the rear roof slope, the addition of a second would not be a detriment to appearance.
• 6.2.2 The replacement of the current windows with uPVC sliding sash would alter the appearance of the front of the property. Planning Circular 1/98 states that all replacement windows in Conservation Areas must have the same method of opening and glazing bar pattern as the originals. Whilst the existing windows are lead light, due to the general presence of 50/50 sliding sash windows on the street scene it is likely that these are not the original.
• 6.2.3 As the original windows are considered likely to be more similar in appearance to the proposed than the existing, the replacements would be acceptable in terms of GP2, EP35 and PC1/98.

6.3 Impact on Street Scene

• 6.3.1 With regard to the character and appearance of the area, it is primarily the frontage of the dwelling which is visible from a public thoroughfare and therefore of more importance from this perspective.
• 6.3.2 As stated, the replacement windows would be more complementary to the street scene of Stanley Road as they would be in keeping with the prevailing style of opening and glazing pattern.

- 7.0 CONCLUSION

7.0 In summary, the proposal meets the requirements of the Peel Local Plan, aforementioned policies in the Isle of Man Strategic Plan 2016 and Planning Circular 1/98 and is acceptable. - 8.0 INTERESTED PERSON 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 17.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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