Officer Report

Application No.: 15/00684/B Applicant: Peel Town Commissioners Proposal: Rendering works to dwellings Site Address: Close Chiarn Estate Peel Isle Of Man IM5 1TF Case Officer : Miss Melissa McKnight Photo Taken: 14.07.2015 Site Visit: 14.07.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application is the residential curtilage of Nos. 1 - 12 Close Chiarn, a row of twelve semi-detached properties located on the western side of the River Neb and eastern side of Mill Road in Peel.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the re-rendering of all external walls with white and yellow dry dash render and the replacement of all windows with new PVCU framed windows. - 2.2 House numbers 1, 2, 5, 6, 9 and 10 would have white dry dash render with the remaining finished in yellow dry dash. It is also proposed to install new black PVCU soil vent pipes and white PVCU fascia boards. - 2.3 The replacement of the windows would comply with Class 24 of the Town and Country Planning (Permitted Development) Order and therefore this element of the proposal does not require planning permission.

3.0 PLANNING HISTORY - 3.1 Planning approval was granted in 2010 under PA 10/00004/B for the replacement of the existing pitched roofs on all properties with Redland Dustplain tiles in a 'Rustic Red' colour.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Residential under the Peel Local Plan 1989. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application: General Policy 2 states:

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"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners do not oppose the current planning application (16/07/2015).

6.0 ASSESSMENT - 6.1 The fundamental consideration in the assessment of this planning application is the impact that the dry dash render will have on the appearance of the properties as viewed by the public. - 6.2 The existing properties have a brickwork finish. The proposed works are to rectify ongoing damp and failure of brickwork over window head issues. The proposed dry dash render system will incorporate a waterproof membrane behind to ensure the properties are watertight. Replacing the existing windows will allow the opportunity to install lintels above window openings throughout the estate to prevent future failures. - 6.3 The existing brickwork is fairly worn as a result of weathering and general ageing. The proposed re-rendering would give the dwellings a much needed uplift and cleaner appearance and in turn would significantly enhance the visual appearance of the dwellings as well as improving the living conditions of the occupants. It is therefore considered that the development proposed is acceptable.

7.0 RECOMMENDATION - 7.1 It is concluded that the planning application accords with the provisions set out in General Policy 2 and as such is recommended for approval. 8.0 PARTY STATUS

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8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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;

• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

20.07.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 No. PA/01, PA/02, PA/03, PA/04 and PA/05 all date stamped as received 17th June 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 24.07.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management 15/00684/B Page 3 of 4

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