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Application No.: 24/00597/B Applicant: Ms Dyana Carrins Proposal: Replacement of existing external front door Site Address: 12 Gib Lane Peel Isle Of Man IM5 1PD Principal Planning Officer: Belinda Fettis Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2024
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Having regard to Section 18 (4) of the Town and Country Planning Act (1999) the proposal is considered to preserve the Windsor Road Conservation Area.
The proposal accords with Strategic Policies 4 (a), 34 and 35, and General Policies 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
Plans/Drawings/Information; This decision relates to the following detail, plans and drawings received on the 28th of May 2024;
Additional Persons None
1.0 THE APPLICATION SITE - 1.1 The application site relates the curtilage of a three storey property situated to the southern side of Gib Lane, no.12. The property has stone chip rendered walls and UPVC door and windows. - 1.2 The front of the property is visible within the streetscene which includes from the car park and open space adjacent to the promenade.
2.0 THE PROPOSAL - 2.1 Planning approval is sought to replace the existing UPVC front door with a new UPVC front door.
3.0 PLANNING HISTORY - 3.1 There are more planning applications for the site however this is the most relevant. 13/01178/LAW - Application for a Certificate of Lawful Development for the installation of replacement windows to front elevation. Agreed.
4.0 PLANNING POLICY - 4.1 The site is not within a Flood Risk Zone nor is it a Registered Building. - 4.2 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. - 4.3 The Isle of Man is preparing a new development plan for the North and West in which the site is identified as being within land that is 'Predominantly Residential' on the Draft Proposals Map 7, Peel Town Centre. - 4.4 "It must be noted at the time of writing, the draft area plan for the North and West is not formally adopted and is only, at this stage, a broad direction of how planning policy is reviewing the areas. Their proposals can still be challenged at a public enquiry where an inspector could reach a different opinion to the drafts. The final draft would also need to be ratified by COMIN. This means that the 1982 development plan remains the correct land use designation and no material weight is given to the draft area plan for the North and West." - 4.5 Given the above the following Policies and documents are considered pertinent in the determination of this planning application. - 4.6 Strategic Policy 4 (a) Proposals for development must protect or enhance the fabric and setting of Conservation Areas. - 4.7 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings. - 4.8 Environment Policy 35 requires development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. - 4.9 General Policy 2 of the Strategic Plan requires 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:
5.0 Other Material Considerations including Legislation and Policy Statements - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". - 5.2 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man - 5.3 The Residential Design Guide.
6.0 REPRESENTATIONS - 6.1 Copies of representations received can be viewed on the government's website. This report contains summaries only. - 6.2 Peel Town Commissioners - although consulted on the 28th of May 2024, 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. - 6.3 Highways Services - no interest. (31.05.2024)
7.0 ASSESSMENT - 7.1 Principle - 7.2 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on residential amenity or the character of the property and the surrounding area in general. - 7.3 The application involves replacement of the front door therefore the proposal would not cause harm to residential amenity. - 7.4 The main considerations in the assessment of this planning application are considered to relate to the design of the replacement door and whether there would be any harmful impact upon the character of the dwellinghouse and its' position within the terrace and the Conservation Area. - 7.5 Design and Character - 7.6 The property is a typical workers cottage close to the port of Peel. The render is modern addition, as are the UPVC windows. - 7.7 The existing white UPVC front door has glazing from the mid-point and is solid below with some detail. The proposed door is white UPVC with two narrow windows three quarters of the length of the door. The glass has some lead detailing and the panel below has some detail. - 7.8 CONCLUSION - 7.9 Having regard to Section 18 (4) of the Town and Country Planning Act (1999) the proposal is considered to preserve the Peel Conservation Area in so much as the UPVC door is upgraded and does not detract from that which exists. - 7.10 The proposal accords with Strategic Policies 4 (a), 34 and 35, and General Policies 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 10.07.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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