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Application No.: 24/00626/B Applicant: Mr David Codinha Proposal: Installation of replacement windows and doors, rooflights, side gate and removal of section of render to stone side garden wall Site Address: 10 Bridge Street Peel Isle Of Man IM5 1NB Planning Officer: Lucy Kinrade Photo Taken: 25.09.2024 Site Visit: 25.09.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.07.2024
C : Conditions for approval N : Notes attached to conditions
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.
Reason: the application has been assessed on this basis in the interests of visual amenity of the house itself and the Conservation Area.
This application has been recommended for approval for the following reason.
The works are considered to meet the tests of Environment Policy 35 and having an acceptable visual impact on the existing house and preserving the wider character and appearance of the Conservation Area as also required by S18 of the Act. The works are also considered to meet with the principles of Planning Circular 1/98 and there are no amenity impacts expected on any of the neighbours in line with General Policy (b, c, and g) and Section 7 of Residential Design Guide.
Plans/Drawings/Information; This approval relates to drawing numbers JTM2304A-P-01 and JTM2304A-P-02 date received 03/06/2024.
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to number 10 Bridge Street, Peel, an end of terrace dwelling nearest the junction with Stanley Mount. - 1.2 The property is located within the Peel Conservation Area.
2.0 THE PROPOSAL - 2.1 The applications seeks a number of external alteration works including:
3.1 24/00627/CON runs alongside this application seeking consent for those demolition elements of the scheme (rear wall to create access gate). - 3.2 Material consideration applications: PA 23/00962/B and 23/00993/CON:
4.1 The site lies within an area designated on the Peel Local Plan as Mixed Use and is within the Peel Conservation Area. Bridge Street is recognised as being at flood risk but the dwelling is not.
4.2 Minded of the current window proposal, S18 of The Act is relevant in being the statutory tests for any development in Conservation Areas: o Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". - 4.3 The most relevant policies of the IOM Strategic Plan 2016 would be:
4.4 Other Material Considerations: Policy/Strategy/Guidance e.g.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 The DOI Highway Services - no highways interest (06/06/2024)
5.2 The following were also consulted but no response received as of 19/07/2024:
6.1 The key matters in this case are whether the works meets the statutory test under The Act 1999 in whether they preserve or enhance the character and appearance of the Conservation Area, whether they would have acceptable impact on the dwelling in its own right and whether there would be any impacts to residential amenity.
6.2 A number of the works duplicate some previously approved under PA's 23/00962/B and 23/00993/CON including the replacement window styles and the side access gate and minded of their approval previously and that there have been no policy changes since, it would be difficult to come to any other conclusion than being acceptable and preserving the overall character and appearance of the area. A condition for the window shall be added to align with a condition added to the 23/00962/B application to ensure window opening method and glazing bars.
6.3 What differs now is the removal of render from the rear wall and the installation of a slightly larger roof light, and these will be assessed accordingly. Render removal to rear wall - 6.4 As part of pre-application advice it was questioned whether the rendered part of the wall was in fact a later addition and potentially covering over traditional Peel sandstone of an original wall similar to the remaining exposed stone. Removing this render and uncovering traditional stone would be considered a visual enhancement to the overall character and appearance of the area and would be acceptable in this case. The works are not to impact any neighbouring amenity. Larger roof light. - 6.5 At the rear the scheme now includes one notably larger rooflight than previously approved. This will be more visually prominent than the smaller roof lights and even more so from public perspective given the end terraced location and views available from the road. It would result in the loss of some of the solid roofing materials and this would have some negative impact on the overall appearance but the overall form and proportion of the roofscape is being maintained including the eaves line. The rear elevation of the dwelling coupled with No. 8 already has quite a prevalent amount of glazing and the additional rooflight will likely morph with this overall appearance and not expected to result in such harm as to detract from the overall appearance of the streetscene or area, and the wider character of the Conservation Area being preserved. - 6.6 The installation of the rooflights are not expected to create any new or increased impacts beyond the existing situation of the site and terrace area to warrant any concerns in this case.
7.1 Given the positive findings above, the application is considered to meet the statutory test set out in the Act in some works preserving the Conservation Area and the render works enhancing. The application also accords with the tests of Environment Policy 35 and having an acceptable visual impact on the existing house as well as on the wider character and appearance of the Conservation Area. The works are also considered to meet with the principles of Planning Circular 1/98 and there are no amenity impacts expected on any of the neighbours in line with General Policy (b, c, and g) and Section 7 of Residential Design Guide. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 23.07.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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