Officer Report

Application No.: 25/00557/CON Applicant: Mr Doug Skinner Proposal: Registered Building Consent for demolition aspects to 25/90556/B Site Address: Rose Villa 7 Peveril Road Peel Isle Of Man IM5 1NU Planning Officer: Paul Visigah Site Visit: 12.11.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.01.2026 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This application has been recommended for approval for the following reason.

The proposal complies with Section 18(4) of the Town and Country Planning Act 1999 and is considered to preserve the character and appearance of the Peel Conservation Area. The rebuilding and conversion of the western outbuilding into two apartments, together with the demolition of the eastern outbuilding and associated works, respect the established courtyard setting and employ traditional materials such as render and natural slate, whist retaining the pitched roofed form of the building. The development accords with General Policy 2, Strategic Policies 4, and Environment Policies 34 and 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the documents and plans submitted on 30.05.2025, together with amended plans and documents received on 16.12.2025.

_________________________________________________________________ Interested Person Status None

Officer’s Report

1.0 THE SITE - 1.1 The application is the residential curtilage of Rose Villa, 7 Peveril Road, a three-storey detached dwelling located on the northern side of Peveril Road in Peel. Rose Villa adjoins its outbuildings on the western boundary which serves as garages and storage. To the eastern boundary of the site is another outbuilding which has its rear elevation abutting Gib Lane which slopes downwards east to west and adjoins Marine Parade. - 1.2 The rear of the site which includes the rear outbuildings is concealed from public view due to the orientation of the buildings, the lowered level of Walpole Road which abuts the eastern boundary and the high boundary wall on the eastern boundary and parts of the northern boundary which rises from about 4m to 5m as you enter Gib Lane.

2.0 THE PROPOSAL - 2.1 This application seeks registered building consent for demolition aspects related to the outbuildings within the forecourt of Rose Villa, Peel. The application is concurrent with application 25/90556/B. - 2.2 The proposal would involve the demolition of the north-east outbuilding currently serving four garages. The western boundary outbuilding, which presently accommodates garage space at ground floor and storage above, would also be demolished and rebuilt on its existing alignment to form a new apartment block.

3.0 PLANNING POLICY - 3.1 Site Specific:

• 3.1.1 The site, like much of the centre of Peel, is designated as Mixed Use on the Peel Local Plan Order 1989, reflecting the mix of residential and commercial uses within the historic part of the town. The site is also located within the Peel Conservation Area.

3.2 TOWN AND COUNTRY PLANNING ACT 1999

• 3.2.1 S18 Designation of conservation areas

(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.

3.3 National: STRATEGIC PLAN (2016)

• 3.3.1 Due to the zoning of the site and the proposed works, the following sections of the Isle of Man Strategic Plan 2016 are relevant:

• 1. General Policy 2 - 'Development Control' considerations.
• 2. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas.
• 3. Environment Policy 34 - Preference for the use of traditional materials in the maintenance, alteration or extension of pre-1920 buildings.
• 4. 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."

3.4 Section 18(4) of the Town and Country Planning Act (1999) is relevant and 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".

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN

• 4.1.1 POLICY CA/2 - Special Planning Considerations 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
• 4.1.2 POLICY CA/6 - DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. 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. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but 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.
• 4.1.3 DEMOLITION Under Section 19 of the Act, conservation area designation introduces control over the demolition of most buildings within conservation areas. Those buildings which are exempted from such control are listed in the said Section 19, but may be summarised as follows:- (a) registered buildings; (b) a building for the time being the subject of a preservation order under section 11 of the Manx Museum and National Trust Act 1959, (c) a building for the time being included in the list of monuments prepared under section 13 of that Act; or (d) any buildings, a description of which is specified in a direction issued by the Department under Section 19 subsection (2) of the Town and Country Planning Act 1999, which are by virtue of such direction, are excluded for the time being from an order designating a conservation area.

- 5.0 PLANNING HISTORY

5.1 The application site has been the subject of four previous planning applications, two of which is considered relevant in the assessment and determination of this application.

• 1. PA 20/00857/B for Installation of replacement windows and roof lights and installation of two glass Juliet balconies to rear elevation. Approved.
• 2. Planning approval was granted for a similar scheme to that currently proposed with minor variations under PA 20/01465/B for Conversion of existing outbuilding into 2 apartments. This was approved on 3rd March 2021.

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

6.1 Whilst the following consultees were consulted on 09.06.2025/ 09.07.2025/ 16.12.2025, they have not made any comments on the application:

• o Manx National Heritage
• o Peel Town Commissioners

• o DEFA Registered Buildings Officer

6.2 No comments have been received from neighbouring properties. - 7.0 ASSESSMENT

7.1 Statutory Test

• 7.1.1 Section 18(4) of the Town and Country Planning Act 1999 requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of the Peel Conservation Area. The application seeks registered building consent for demolition of the north-east outbuilding and rebuilding of the western outbuilding on its existing alignment to form two apartments.

7.2 Policy Tests

• 7.2.1 The site lies within a mixed-use zone where residential use predominates. The principle of conversion and rebuilding is therefore acceptable under Housing Policy 4 and General Policy 2(b & c).

7.3 In terms of visual impact, the proposed works are confined to the enclosed courtyard and will only be partly visible from the public realm, given the nature of the site boundary along the adjoining roads which rises to about 4m, and the position of the retained outbuilding which are away from key vantage points. The rebuilt outbuilding will employ traditional materials, render and natural slate, consistent with Environment Policies 34 and 35. Roof lights will be heritage-style flush units. - 7.4 The demolition of the eastern outbuilding is also judged acceptable under Policy CA/6 of PPS 1/01, as the structure does not make a significant contribution to the character or appearance of the Conservation Area. The rebuilt western outbuilding respects the established courtyard setting and will not harm the special character of the area.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with Section 18(4) of the Town and Country Planning Act 1999, Strategic Policy 4, General Policy 2, and Environment Policies 34 and 35 of the Isle of Man Strategic Plan 2016. The demolition of the eastern outbuilding and rebuilding of the western outbuilding on its existing alignment will preserve the character and appearance of the Peel Conservation Area. The design employs traditional materials, while the works are confined to the enclosed courtyard and will only be partially visible from the public realm. The application is therefore judged acceptable and recommended for approval. - 9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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;
• (c) Manx National Heritage; and
• (d) The local authority in whose district the land the subject of the application is situated

9.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

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 and/or rights to appeal.

Decision Made : Permitted Date: 20.01.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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