DEC Officer Report

Application No.: 22/00018/CON Applicant: Mr Gary & Mrs Veronica Lark Proposal: Registered Building consent for demolition elements to PA 22/00017/B Site Address: 39 Douglas Street Peel Isle Of Man IM5 1BB Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.11.2022

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 application is considered to have acceptable visual and amenity impact, and to preserve the character and appearance of the Conservation Area in accordance with Strategic Policy 4, Environment Policy 35, General Policy 3 (b, c, g) of the Isle of Man Strategic Plan 2016 and with the principles of PPS 101 and the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the following information:

• o Plan as Existing
• o Site plan Both date stamped and received 04/01/2022.
• o Plan as Proposed date stamped and received 22/08/2022.
• o Front Elevation Porch as Proposed
• o Side Elevation Porch as Existing

• Both date stamped and received 29/09/2022.
• o Email from the agent dated 04/10/2022.
• o Plan as Proposed Sheet 2 - First and Second Floor date stamped and received 03/11/2022. ______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the curtilage of 39 Douglas Street, Peel an existing traditional two storey detached dwelling sitting on the north-eastern side of the road and in the centre of Peel. The property has a front elevation facing directly onto the road with a timber framed front porch. It has three windows across the ground floor, three windows across the first floor and three small timber dormers with arched heads at roof level. There are two large integrated stacks at each gable of the main dwelling. - 1.2 There are two extensions at the rear forming a 'T' shape arrangement to the dwelling. Running down one side of the house is shared access lane which leads to a number of separate properties at the rear. On this side of the house is a small mono-pitch extension.

1.4 On the other side of the house is a private walled garden area. An existing glazed conservatory opens into this garden area. - 1.5 The site sits within the Peel Conservation Area. THE PROPOSAL

2.1 The application runs alongside 22/00017/B which seeks approval for a number of alteration and extension works to the existing house and which are summarised below. This application relates specifically to those demolition works forming part of this application which are in the Conservation Area:

• o Replacement of timber sliding sash windows with new UPVC sliding sash windows;
• o Demolition of and replacement of front porch with new front porch including new timber framing above masonry base and decorative railings above to match existing;
• o Demolition and replacement of rear lean-to extension with new;
• o Demolition and removal of conservatory and installation of patio doors;
• o Demolition and replacement of mono-pitch side extension with new larger flat roof extension finished with parapet and a flat roof light above.

PLANNING HISTORY

3.1 There have been two other applications recently submitted for the dwelling for the removal of chimney stacks on the rear 'T' extensions approved under 22/00019/B and 22/00022/CON. This application also runs alongside 22/00017/B for the works as listed above at 2.0. DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Mixed Use" as identified on the Peel Local Plan 1989. Given the nature of the application it is appropriate to consider Section 18 of the Act along with Strategic Policy 4 in the principle of the proposal and its impact on the

Conservation Area, General Policy 2 in respect of the physical works on the visual and neighbouring amenity impact and Environment Policy 35 and Planning Policy Statement 1/01 in respect of the character and appearance of the existing dwelling and designated Conservation Area.

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

5.1 Peel Town Commissioners - do not oppose (19/01/2022).

5.2 Department of Infrastructure Highway Services - Do not oppose (20/01/2022 and 11/10/22). - 5.3 DEFA Registered Buildings Officer - Comments (22/02/2022)

• 5.3.1 No 39 is a historic building, traditional in its form, scale, massing and detailing which makes a positive contribution to the character and appearance of the conservation area. "The loss of the conservatory is supported. The timber porch with decorative cats iron railing to the roof make a positive contribution to the appearance of the building. The porch has detailed mouldings and sections, the applications fails to record this detail, if the porch is to be replace all of these details should be included and if possible the cast iron elements reused. Further detailing of the proposed replacement porch is required to safeguard its appearance." "No objection to the demolition of the existing utility and acknowledge that its replacement will be visible in limited views only. The proposed design of the utility is very basic with poor detailing that doesn't really reflect the quality of the house, nor its traditional character. This could be improved by using a more traditional form of extension, such as a mono pitch."

5.4 Manx National Heritage - no objections (17/02/2022)

• 5.4.1 The alterations proposed are minimalist and largely preserve the exterior of the structure and particularly those elevation visible from the public highway. The front façade remains the same. The creation of new internal openings and the removal of the chimney breasts will require substantial internal interventions but these effects will not be apparent to the passing public. Overall the works are considered to be acceptable. MNH request that the opportunity to make a photographic record of the affected areas and deposited with MNH

ASSESSMENT

6.1 The key consideration in the assessment of the application is whether or not the demolition elements are acceptable. In understanding the full impact the demolition works they been harmoniously assessed in full alongside the works proposed under 22/00017/B. The proposals seek demolition works including the complete removal of a conservatory, and then a number of demolitions and replacement structures and consideration must be given to whether these works would have an acceptable visual impact on the existing dwelling, would preserve or enhance the wider character and appearance of the Conservation Area and whether there would be any amenity impacts on neighbours. The most notable works are likely to be those visible from the main highway including the replacement windows, front porch and side gable extension which are covered in more detail below. Visual Impact and Impact on Conservation Area Conservatory and Lean-to

6.2 The removal of the conservatory is supported by the Registered Buildings officer. This conservatory is not original and is not prominent from public view. Its removal and replacement with new doors is considered to be visually acceptable and to have a negligible impact on the wider character and appearance of the Conservation Area which is to be preserved. Similarly the replacement of the rear lean-to with a new lean-to on the rear elevation is to have a negligible impact and the Conservation Area preserved.

• Windows
• 6.3 While the loss of the timber frame material for the replacement windows is disappointing, the original sliding sash opening method is to be retained. There has over time become a level of acceptability for UPVC replacement and minded that this is not a registered building, the profiling of the windows to be installed and the use of UPVC in the area that the overall appearance of the building will be largely retained and the wider character and appearance of the Conservation Area preserved. Porch
• 6.4 Concerns were expressed from the RB officer about the importance of the existing porch and the lack of details provided for its replacement. The agent sought to provide additional drawings showing the proposed porch at greater scale, this showing the metal railings being retained and the profiling of the new porch being replicated in timber by a joiner to match the existing with exception to the top windows having a right angle detail rather than the angled as existing. The proposed replacement details show the porch replicating the existing and this would seek to preserve the character and appearance of the existing dwelling and Conservation Area. Side Extension
• 6.5 This part of the proposal represents a notable change with the replacement extension having a larger footprint and a different roof finish. The original scheme included a grp flat roof and roof lantern which were not considered acceptable. The agent sought to provide a number of alternative roof schemes, with the selected design solution being a flat roof with parapet wall and a flat roof light behind. The works are still publically visible but remain set back and subservient to the main house. The use of a parapet wall nearest the road edge is taller than the previous extension but best mimics the existing outer wall of the mono-pitch and gives an overall appearance from the road which is not so far removed from the existing and one which would preserve the general character and appearance of the Conservation Area. Neighbouring Amenity
• 6.6 Given the existing arrangement and the existing relationships with neighbouring properties, the proposed works are not considered or expected to create any new or adverse increased neighbouring amenity impacts as to warrant a concern or refusal.

CONCLUSION

7.1 The proposed demolition works are considered to be acceptable, and those replacement works in their place considered to have an acceptable visual impact on the existing dwelling and on the overall character and appearance of the Conservation Area which is to be preserved in line with Environment Policy 35 and those principles of Strategic Policy 4 and PPS 101. The works are also considered to have an acceptable amenity impact in line with GP2g and principles of the RDG 2021.

7.2 MNH have referred to the potential for a photographic record to be taken of the affected areas, now this dwelling is not a registered building and it is not considered a reason to refuse the application should such photographic record not be forthcoming. A note however will be added to the application to encourage the applicant to engage with MNH outside of the planning process. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.

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.

Decision Made : Permitted Date: 10.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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