DEC Officer Report

Application No.: 21/00822/B Applicant: Ballacandiss Ltd Proposal: Installation of a replacement roof to rear kitchen and sky light (retrospective) Site Address: 7 Stanley Road Peel Isle Of Man IM5 1NY Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.09.2021 _________________________________________________________________

Conditions and Notes for Approval

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. The proposal is considered to comply with Environment Policy 35 and General Policy 2 of the Strategic Plan. Therefore, it is considered acceptable and is recommended for approval.

Plans/Drawings/Information;

This decision hereby approved relates to documents and drawings submitted titled; Cover and Drawing Register, Site and Location Plans, Elevations and Photo Sheets all date stamped as being received by the Department on 7th July 2021.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is a property on the south side of Stanley Road in Peel, within the Peel Conservation Area. The property sits mid-terraced between a run of nine 3 storey houses with faced stone walls, pitched roofs and chimney breasts stepped in height as the road climbs away from the Promenade. Adjacent to the property on northern side is the Masonic Hall; a large two storey pitched roof building with a gable facing the road and finished in dashed render. The other, easterly, side of Stanley Road has a mix of three storey terraced houses and commercial warehouse/vehicle repair premises either side of the junction with Cross Street. - 1.2 There is an existing single-storey lean-to on the south boundary of the site on the rear of the main dwelling. It projects approx. 3.1 away from the rear elevation of the main dwelling. It is approx. 3.5m high to ridge height. THE PROPOSAL

2.1 The proposed work is the demolition of the existing lean-to and the erection of a singlestorey flat-roof extension on the rear of the main dwelling. - 2.2 The retrospective extension will have a flat roof with a lantern rooflight. It has a width of approx. 2.4m and projects approx. 3.2m away from rear elevation of the main dwelling. PLANNING POLICY

3.1 The site lies within an area designated on the Peel Local Plan of 1998 as Mixed Use and within the town's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require 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. - 3.2 Environmental 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." - 3.3 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:

• (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;… (g) does not affect adversely the amenity of local residents or the character of the locality;…

3.4 Residential Design Guidance (2021) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. PLANNING HISTORY

4.1 PA 06/01829/B - Installation of UPVC sliding sash windows to front and casement windows to rear to replace existing - Permitted (23.10.2006) REPRESENTATIONS - 5.1 DOI Highway Services have commended - "No Highways interest." (03.08.21) ASSESSMENT

6.1 The main concerns for this application are its impact on the character and street scene of area and on the amenities of the neighbours.

6.2 The extension is designed in the same style as the main dwelling except the flat roof. As the extension is at the rear of the main dwelling and is not visible by the public the design is considered acceptable, it is also considered not to effect the character of the conservation area.

6.4 The terrace is roughly south-west sitting, and the extensions are south of and lower than the main dwelling. Therefore, it is considered that there is NOT any increase in overshadowing. - 6.5 The opening on the east elevation has no impact on overlooking as there is a high boundary wall between the dwellings, and the door and window are no different that that of which is existing.

- 7.0 CONCLUSION

7.1 The proposal is considered to comply with Environment Policy 35 and General Policy 2 of the Strategic Plan. Therefore, it is considered acceptable and is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should 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 : 22.09.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.