Loading document...
Application No.: 21/00266/B Applicant: Mr & Mrs Matthew Devereau Proposal: Alterations and erection of a single storey extension to side of property Site Address: Heathfield House Patrick Street Peel Isle Of Man IM5 1BR Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.05.2021 _________________________________________________________________
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.
N 1. The applicant is encouraged to undertake a photographic record of the property, internally and externally, prior to the undertaking of any works as the property is historically and architecturally interesting.
The application is considered to accord with Environment Policy 35 and Planning Policy Statement 1/01 and General Policy 2 of the Strategic Plan together with the Residential Design Guidance. Whilst some of the materials to be used are not traditional, they will not be publicly visible nor are they considered to adversely affect the character and appearance of the property given their design and location and as such it is not considered that Environment Policy 34 is failed in this respect or should be a reason for refusal in this case.
Plans/Drawings/Information; This decision relates to the location plan and drawings 02, 03 and 04 all received on 12th March, 2021. _______________________________________________________________
Additional Persons
DoI's Flood Risk Management Team are a Government Department which has raised material considerations and as such should be afforded Interested Person Status.
It is recommended that the Isle of Man Natural History and Antiquarian Society should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy
they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy
they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and
they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing house - Heathfield House - which lies on the western side of Patrick Street. The site backs onto a play area. To the north is the rear of the fire station which fronts onto Heathfield Drive and the side of The Cairns, a semi detached house which fronts onto Patrick Street. To the south is an industrial yard which has an access onto Patrick Street. - 1.2 The property is principally a detached two storey house which has outbuildings and annexes to the south some of which are very close to some of the buildings in the industrial yard. THE PROPOSAL
2.1 Proposed is the removal of some of the small side extensions and their replacement with a larger extension which ties in with the existing outer edge of the annex. The fabric to be removed is Peel sandstone with a lean to tiled roof and has two small vertically proportioned windows in the side. A sandstone wall runs along the rear of the house to which this annex is attached. A small section of the wall will be removed to accommodate the larger extension and the apex of the annex will appear higher on the wall of the main house than the existing with a more steeply pitched roof finished in slate to match the existing and with powder coated bi-fold doors. A new door is to be installed in the side of the existing two storey annex. - 2.2 None of the works will be visible from outside of the site. PLANNING POLICY
3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Residential and the Conservation Area specifically extends around the curtilage of the site, excluding the existing buildings on either side but including all those on the other side of Patrick Street. None of the site lies within a Flood Risk Area. Most of the site is within Protected Tree Area 2032. - 3.2 As such, the following parts of the Strategic Plan are relevant:
General Policy 2: "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:
3.4 The Department has published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 3.5 As the site lies within a Conservation Area, there is a requirement for development to preserve or enhance the character or appearance of the area as set out in Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01 CA/2. Environment Policy 34 of the Strategic Plan expresses a preference for the use of traditional materials in work to pre 1920s buildings. - 3.6 Environment Policy 3 protects trees. PLANNING HISTORY
4.1 A conservatory was added to the property under 91/01798/B, one of the annexes was reconstructed under 93/00842/B, a new drainage system was added under 95/01228/B and there is a current application, 21/00265/CON for the demolition of the elements included in this current application. REPRESENTATIONS - 5.1 DoI's Flood Risk Management Team advise that there is no flood risk management interest in this proposal (15.04.21).
5.2 Highway Services confirm that they have no highway interest in the application (02.04.21). - 5.3 The Department's Arboricultural Officer has confirmed verbally that he has visited the site and that there is no risk from the works to any of the trees on site (20.04.21). - 5.4 The Isle of Man Natural History and Antiquarian Society have submitted comments dated 30.04.21 noting the historic interest of the property, albeit that it is not Registered. They consider the works to be modest and principally hidden and they have no objection to the demolition and new works. They comment on other internal works and request that a full photographic record of the internals should be undertaken and a condition should be attached to any approval to this effect.
6.1 The works will not be publicly visible so will preserve the character and appearance of the Conservation Area. The matters about the loss of the stone wall and the impact on the integrity of the main house are ones for the Registered Building consent application for the demolition of those elements. The works will add little to the mass of the building and will not affect any adjacent properties, the nearest of which are industrial and which will not look towards the development nor be affected by it. The stone wall retained will screen most of any impact from any other views to the west although what is proposed is not unacceptable in visual terms in any event. Whilst the materials are not traditional, they will not be publicly visible nor are they considered to adversely affect the character and appearance of the property given their design and location. The Arboricultural Officer has confirmed that there is no risk to any trees on the site.
6.2 Whilst the property may be of historic interest, it is not Registered so any internal changes would not need permission and if they did, it would be Registered Building consent not planning approval. As such, it is not considered appropriate to require a photographic survey by condition although a note may encourage the owners to do this.
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by the Head of Development Management 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 : 18.05.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown