Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the installation of external staircase, erection of raised replacement roof and other alterations to a property in an area zoned as Mixed Use. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Flat 1, 5 Michael Street, Peel which is the first floor of a two storey building. The property is situated to the northern side of Michael Street, at the rear of the building there is a car park which serves the properties surrounding it, this car park is accessed via Red Lane which is a service lane off Douglas Street.

1. The first floor flat is currently accessed internally; there is a shop on the ground floor. There is a covered car parking space at the rear of the building with a flat roof above; this parking space is within the curtilage of the application site.

The Proposal

1. The application seeks approval for the installation of external staircase which would be situated in the corner of the covered car parking space, this would provide access to the flat roof of the covered car parking, which would then provide access to the first floor flat.

1. Also proposed is the installation of a replacement window with a sliding patio door which would provide access to the first floor flat.

1. Also included in this application is the removal of the chimney stack and raising the height of the pitched roof by approximately 0.7m.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Application No.:	12/00246/B
Applicant:	Mr & Mrs Malcolm Wells
Proposal:	Installation of external staircase, erection of raised replacement roof and alterations
Site Address:	Flat 1
5 Michael Street
Peel
Isle Of Man
IM5 1HA

Development Plan Policies

1. The application site is in an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. It is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan.

1. General Policy 2

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.

1. 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 against inappropriate development.

Consultations

1. Peel Commissioners recommend approval of the application.

Assessment

1. Many of the alterations are to the rear of the property such as the erection of an external staircase and the installation of a sliding door. These would not be visible from the main public thoroughfares and would only be seen from the car park which serves these properties.

1. It is considered that the proposed works at the rear of the property would not adversely affect the character and appearance of the Conservation Area. Given that there is an existing flat roof extension at the rear of the property it is considered the proposed alterations would not detract from the appearance of the property.

1. The proposed works which could be seen from the main public thoroughfare are the removal of the chimney stack and the increase in height of the roof.

1. Michael Street is fairly narrow and is only single track; the street scene is made up of mainly two storey properties. It is considered that the increase in height of the roof and the removal of the chimney stack would not be highly visible in the street scene.

1. It is considered that the proposed alterations would not adversely affect the character and appearance of the Conservation Area.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

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

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.05.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission relates to the installation of external staircase, erection of raised replacement roof and alterations as shown in drawings SM11/245/3 and SM11/245/4 received 20th February 2012 and Existing Elevations received 10th April 2012.

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: 3/5/12

Determining officer (delete as appropriate)

Signed: O. Blum 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