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Application No.: 10/01267/B Applicant: Mr \& Mrs Kevin Barbet Proposal: Restoration works to dwelling Site Address: Castle Street Peel Isle Of Man IM5 1AL ### Considerations Case Officer : Mr Steve Stanley Site Visit: Yes Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety. Consultee : Peel Town Commissioners Notes: Approve
The application site comprises the residential curtilage of 24 Castle Street, Peel which is a two storey detached cottage situated north eastern side of the road.
The application follows on from planning application 09/00807/B which sought approval for the installation of rooflights, replacement windows/doors, rendering, and roofing works, which was approved 11th September 2009. Following the approval and the commencement of works on site, the Department became aware that the development being carried out was beyond the scope of the planning approval. The applicant, who was off the Island during the works, was informed that the development was outwith the planning approval and works ceased.
Following meetings attended by the planning officer, building conservation officer, the applicant, the applicant's agent and the building control officer, it became apparent that the agent had submitted revised drawings to Building Control which differed to the plans submitted as part of the planning application. The development was being carried out in accordance with the Building Control application drawing and as such did not conform to the planning approval drawings.
Further meetings were held which sought to identify how the building had been changed and the best way forward to reach a mutually agreeable outcome to what was an unfortunate situation. It was agreed that the dwelling was of particular historic interest by virtue of its proportions and the
simplistic nature of its form. Key aspects of its character were its squat appearance and the side profile of the roof line where the main two storey side gables met the single storey rear catslide.
It was accepted that the original appearance of the property was unlikely to be fully restored given the extent of the works carried out however it would be possible to reinstate some of the building's form by undoing some of the works and reducing the eaves height at the front and re-profiling the roof so as to achieve a 'kick' in the roof line.
This application has been submitted to propose a new scheme which seeks to reinstate as far as possible the original appearance of the building.
The photographs on the file show the building after the unauthorised works were carried out. It can be seen that all of the walls have been raised and the new roof has been constructed onto these. The 'kick' in the line of the roof where the rear eaves of the main roof meets the catslide has almost completely been lost and all but one of the front windows has been lengthened. The front door aperture has also been increased in height.
The proposed plans show that the walls as extended would be reduced in height which would correspond with a reduction the height of the roof line and the creation of front elevation windows of a similar side to those of the original dwelling. The proposal would also reintroduce a 'kick' in the roof although it would not be as pronounced as it previously was.
In terms of local plan policy, the application site is located within an area designated as being "Mixed Use" and within the "Conservation Area" under the Peel Local Plan, 1989. There is a policy within the Peel Written Statement (Planning Circular 6/89), which is considered specifically material to the assessment of this current planning application - Policy 9.16 states: "Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting".
The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - 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:
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 application 09/00807/B which sought approval for the installation of rooflights, replacement windows/doors, rendering and roofing works, was approved 11th September 2009.
The Peel Town Commissioners recommend that this application be approved. The Highways Division have not commented on the proposal.
Conservation policy seeks to preserve or enhance existing buildings within areas of protection and particular regard is given to special features which contribute towards the character of an area. The building in question was of particular interest. Although not Registered, it was a good example of a traditional cottage which had not been altered in recent years and displayed a strong sense of character and patina of age.
The unauthorised works have removed some of this character and it is regrettable that some of this loss would be irreversible. Nevertheless it is important that efforts are focused upon achieving the best outcome form this situation and for this reason several meetings have taken place in order to ascertain what can be achieved. This proposal has been formed from these discussions and the plans show that whilst the cottage's original appearance would not be fully reinstated, the building would altered from its current state towards its earlier state prior to works taking place.
For these reasons it is recommended that planning permission be granted for the proposed development in recognition that this is the best outcome that can be expected in this particular case.
As the property is located in Castle Street within the Peel Conservation Area (designated in 1990) the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. When considering an application within a Conservation Area, it is necessary to take into account whether that application preserves or enhances the character of that conservation area.
As indicated within the Planning Officer's Report, this application is the result of a large degree of consultation with the applicant, their agent and the Building Control Officer following unauthorised works that took place.
Local belief is that this property is one of the oldest in Peel. As it is located adjacent to the old harbour frontage, it is likely that this is indeed of some considerable age, maybe in the early to mid 1700s. Unfortunately, these unauthorised works have removed the roof structure which would have assisted in the assessment of its age. The 'Peel Town: An Archaeological and Architectural Assessment' which was carried out in 1992 by University of Liverpool is based in Castle Street and yet does not record this building. Discussion with Manx National Heritage clarifies this as the investigators were not able to gain access to the building at the time of the survey.
The reason for outlining the above is to indicate that this is a building of potential age and combined with its characteristic 'squat' appearance and stepped gable end stack, is therefore an intrinsic part of the character of this section of the Conservation Area. Alteration of this appearance by raising the roof profile and the window heads was considered to be detrimental to the character of the Conservation Area and therefore unacceptable. These proposals seek to reintroduce the character lost in the recent unauthorised works. Lowering the front roof eaves level and first floor window heads as well as re-introducing the 'kick' or pitch change at the junction of the rear outshot roof and the main house roof has achieved this and is therefore acceptable.
In conclusion, these proposals seek to re-introduce the special character that this property exhibited within the Peel Conservation Area and are therefore acceptable.
RECOMMENDATION Permit.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Peel Town Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to restoration works to dwelling, 24 Castle Street, peel as shown by Location Plan and KB/1/10 received 26th August 2010 and additional information set out by Photograph Sheets x 2, KB/4/10/1, KB/4/10/2, KB/4/11/1 and KB/4/11/2 received 15th November 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 30.11.11 Signed: __________________________ Senior Planning Officer
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