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Application No.: 19/00833/B Applicant: Public Estates & Housing Division Proposal: Blocking up existing doorway to create window into WC (retrospective) and doorway / window alterations and blocking up existing garage door onto Crown Street and formation of garage door opening into depot yard Site Address: Works Depot Spit Corner Workshop & Crew Room East Quay Peel Isle Of Man Planning Officer: Mr Paul Visigah Photo Taken: 14.08.2019 Site Visit: 14.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.09.2019 _________________________________________________________________
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.
This approval relates to drawing numbers 2018/13/10/A and 2018/13/11/B date stamped and received 24 July 2019. _______________________________________________________________
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Manx Natural History and Antiquarian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of
land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018).
_____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The site is the DOI depot situated inside Spit Corner, also known as Weatherglass Corner, at the junction of Shore Road and East Quay. The depot is surrounded by a 1.8m high sandstone wall which is interrupted by the frontages of a number of buildings: the Sailors' Shelter and the harbourmaster's house (a Registered Building) facing East Quay, the public toilets, Peel Sailing and Cruise Club rooms and the rear of the depot buildings on Shore Road and two small hipped, slated roofed buildings with a garage door between them, facing onto Crown Street to the south. - 1.2 Access into the depot is through a single vehicle width entrance off East Quay. Within the depot there are various single storey workshops in plain, rendered buildings, two sandstone, hipped roofed buildings, the backs of the Sailors' Shelter and the harbourmaster's house. There is also currently a portacabin on the site which sits behind the Sailors' Shelter and behind this is a brick wall which runs behind the rear of one of the sandstone hipped roofed buildings and towards the back of the harbourmaster's house.
PROPOSAL The application proposes a number of external alterations including;
3.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 and General Policy 2 which sets a number of general standards towards development. - 3.2 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. - 3.3 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:
3.4 Section 9.0 of the Peel Local Plan Written Statement states (in part):
9.2 The area in question comprises a unique street pattern related to the harbour and the sea and includes a high proportion of largely original buildings and structures. As such, the character of the area should not only be preserved but enhanced by positive schemes of action. - 9.3 Particular attention will be paid to the design of replacement windows, doors and roofing materials which might detract from the area. - 9.4 In addition, particular attention will be paid to:
3.5 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." - 3.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "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 original method of opening, whatever the material used in the construction."
4.1 There is no previous planning application on this site or in the immediate area which is considered to be relevant to this 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 the proposals are considered acceptable from a highway perspective and there are no highways condition in a letter dated 27 August 2019.
5.2 Manx National Heritage although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.3 Manx Utilities Authority although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.4 The Manx Natural History and Antiquarian Society have written in with the following comments in a letter dated 4 September 2019: While the society has no objection to the creation of a new door north side into the yard area, they would respectfully point out that in line with the original street pattern and other buildings in the locality, the layout was designed specifically so that entrances faced inward away from the sea and thus gained protection from sand, sea, shingle and wind. The society believes that in the heart of the Conservation Area, it is important to retain specific details and reflect this historic design.
Isle of Man Natural History and Aquarian Society would therefore seek a detailed design that shows a traditional wooden, albeit 'mock' door and doorway in front of the blocked up access onto Crown Street.
5.5 Peel Town Commissioners although consulted on 2 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
6.1 That the site lies within a Conservation Area means that the development proposed must be judged to either preserve or enhance the character or appearance of that Area. It must be noted that the affected buildings on the site have some traditional features and details, and the retention of these may be key in retaining the character and appearance of the Area; since the affected areas can be viewed from the street scene.
6.2 Proposed works within Courtyard
6.3 External works on Building façade
7.1 It is concluded that the development proposed, overall, complies with Environment Policies 35, Planning Circular 1/98 and other relevant policies on the Strategic Plan, and as such is recommended for approval. 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:
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 : 26.09.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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