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Application No.: 18/01179/CON Applicant: Mrs Sue Griffiths Proposal: Registered Building consent for the demolition of existing rear porch and erection of a conservatory (in association with 18/01178/B) Site Address: 18 Castle Street Peel Isle Of Man IM5 1AN Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.02.2019 _________________________________________________________________
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 planning permission relates to the following plans and documents: -
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site comprises of the curtilage of No.18 Castle Street, which is a Victorian property in a terrace. The property is located within the Peel Conservation Area. - 1.2 The planning application ref: - 18/01178/B is linked to this application. THE PROPOSAL
2.1 The proposal is for the demolition of an existing rear porch and erection of a conservatory. PLANNING POLICY - 3.1 The application building and site are located within the Peel Conservation Area.
3.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of the accompanying planning application ref: - 18/01178/B there are other policies relevant to the demolition aspect of this proposal that are specifically material to the assessment of this current planning application. - 3.3 Within the Strategic Plan, Environment Policy 35 states: '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'. - 3.4 Planning Policy Statement 1/01 contains several policies applicable to the consideration of this application. Policy RB/3 provides the general criteria that are applied in considering registered building applications. - 3.5 Policy CA/6 relates to any demolition of a building which is located within a conservation area. 'When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area'. it continues by stating that Similar criteria will be applied as those outlined in RB/6 when assessing the application to demolish the building. - 3.6 Policy CA/6 states that 'in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole'.
4.1 The application site has been the subject of a number of previous planning applications, one in particular is considered to be relevant to the assessment of this current planning application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest, in the letter dated 23 November 2018. ASSESSMENT - 6.1 The content of this application must be assessed with particular consideration to Policy CA/6 of Planning Policy Statement 1/01, together with Environment Policy 35 of the Strategic Plan.
6.2 The porch that is to be demolished is part of an unsympathetic extension approved under planning permission ref: - 04/01895/B, which was for a flat roofed extension to the rear of the property. This part of the dwelling cannot be seen from the main public highway and in this instance the demolition and indeed the proposed conservatory, would have a neutral impact and not detract from the special character of the Conservation Area. CONCLUSION - 7.1 The proposed works would not have a harmful impact on the Peel Conservation Area in accordance with Environment Policy 35 of the Strategic Plan and Policy CA/6 of Planning Policy Statement 1/01. - 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:
8.2 The decision maker must determine:
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: 27.02.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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