DEC Officer Report

Application No.: 18/01178/B Applicant: Mrs Sue Griffiths Proposal: Demolition of existing rear porch and erection of a conservatory (in association with 18/01179/CON) 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 _________________________________________________________________

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 planning permission relates to the following plans and documents: -

• Drawing No.2881/PP/01 - Location and Site Plan
• Drawing No.2881/PP/02 - Existing Elevations & Floor Plan
• Drawing No.2881/PP/03 - Proposed Elevations & Floor Plan Date-stamped as having been received 13 November 2018

_______________________________________________________________ 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: - 18/01179/CON 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 site is shown on the Peel Local Plan 1989 map as being designated within an area of Mixed Use.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application. - 3.3 General Policy 2 states: '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;
• (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;

3.4 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to Dwellings in built up areas or sites designated for residential use, it states 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general'. - 3.5 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'.

PLANNING HISTORY

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.

• 04/01895/B for the 'Erection of a kitchen extension to rear of The Merchant House' Approved

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Peel Town Commissioners have commented on this application and stated that they do not object, in the email dated 13 December 2018. ASSESSMENT - 6.1 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 would have a neutral impact and not detract from the special character of the Conservation Area.

6.2 The proposed conservatory is a very typical design and is not especially in keeping with character and appearance of the main dwelling; however this part of the property cannot be reasonably seen from the main public thoroughfares of either Castle Street or Market Street. CONCLUSION - 7.1 The proposed works would not have a harmful impact on the character and appearance of the dwelling and surrounding area or Peel Conservation Area in accordance with General Policy 2 and Environment Policy 35 of the Strategic Plan. INTERESTED PERSON STATUS - 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: 27.02.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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