DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/00811/B Applicant: Ms Julie Brenda Jane Phillips Proposal: Installation of rooflights, replacement of existing rooflights, re- rendering and cladding, roof repairs Site Address: 48 Patrick Street Peel Isle Of Man IM5 1BS Planning Officer: Vanessa Porter Recommended Decision: Permitted Date of Recommendation: 14.10.2024 _________________________________________________________________

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.

• C 2. The cladding on the side elevation rendered hereby approved shall not be carried out unless in accordance with the approved details, of which the cladding must be Hyperion Cladding - Pioneer or an equivalent in a grey colour and retained as such thereafter. Reason: in the interests of the character and appearance of the Conservation Area.
• C 3. Notwithstanding the details provided the proposed rooflights must be a Conservation or Heritage type and installed with conservation flashings which allow the rooflight to sit flush with the roof plane, or unless otherwise approved by the Department. Reason: to ensure that the rooflight is appropriate to the Conservation Area in which it will sit.
• C 4. Notwithstanding the details provided, any works to the roof must include tiles which match the existing in terms of size, shape and colour and no permission has been given for reroofing works.

Reason: for the benefit of doubt and due to the property being situated within a Conservation Area.

This application has been recommended for approval for the following reason.

The proposed rooflights and cladding are deemed acceptable in terms of their form, mass and design which will ultimately preserve the overall Conservation Area and Streetscene, as such

the proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 9th July 2024;

• o Location Plan
• o Covering Letter
• o Drawing No. 1
• o Drawing No. 2
• o Drawing No. 3
• o Site Photographs
• o Window Specification
• o Front Existing date stamped received on 27th September 2024
• o Front Proposed date stamped received on 27th September 2024
• o Rear Existing date stamped received on 27th September 2024
• o Rear Proposed date stamped received on 27th September 2024

This decision also relates to samples received of the cladding, example photos, site photo and covering letter dated received 11th October 2024. _______________________________________________________________

Interested Person Status

None ___________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 48 Patrick Street, Peel, which is an end of terrace two storey dwelling with rooms in the roofspace situated to the Western side of Patrick Street. - 1.2 The property is mainly brick with the upper half of the side elevation being render. The existing windows are sliding sash and there are currently three rooflights within the property two to the front and one to the rear. THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing rooflight and the addition of two rooflights, one to the front and one to the rear of the property. The proposal also includes the cladding of the rendered part of the side elevation and the rendering of the existing chimney stack. PLANNING HISTORY - 3.1 There have been several applications on the dwelling as follows; PA96/01522/B - "Installation of new windows, hardwood double glazed sliding sash to front and side elevations, uPVC casements to rear elevation - Permitted.

• PA23/00760/B - "Replace rear window with French doors and remove chimney stack and make good" - Permitted.
• PA23/00761/CON - "Removal of chimney stack" - Permitted.

PLANNING POLICY

4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area.

4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area and Environment Policy 34 which seeks that for this application the alteration of pre-1920 buildings, the use of traditional materials will be preferred. - 4.3 Also relevant to the assessment of the application is General Policy 2 of the Isle of Man Strategic Plan 2016 which sets out "development control" considerations, the Residential Design Guidance 2021 and Planning Circular 1/98.

REPRESENTATIONS

5.1 The following representations can be found in full online;

5.2 Highway Services were consulted on the 11th July 2024 and no comments have been received at the time of writing this report

5.3 Peel Commissioners were consulted on the 11th July 2024 and no comments have been received at the time of writing this report ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - Section 18(4) test - Character
• - Section 18(4) test - Appearance

- 6.2 SECTION 18(4) TEST - CHARACTER

• 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.

• 6.2.2 When looking at the character of the streetscene, it is necessary to assess both aspects of the proposal separately, firstly the proposed rooflights and then secondly the proposed cladding.
• 6.2.3 Generally due to the age of the properties and the likelihood that the attic is to be used within these properties along Patrick Street, as additional living accommodation, rooflights have become a commonly seen items within both the front and rear elevations. As such the proposal to replace the existing rooflights and add additional rooflights are deemed acceptable to the character of the site and the streetscene and would preserve the Conservation Area.
• 6.2.4 Turning towards the proposed cladding to the side elevation, whilst there are a few cases within Peel, cladding is not a design feature that is commonly seen within the Peel Conservation Area, whilst this is the case, having discussed the type of cladding to be used with the applicant an appropriate finish was decided with and as such the proposed cladding should match in with the existing dwelling and not impact the overall character of the Conservation Area.

- 6.3 SECTION 18(4) TEST - APPEARANCE

• 6.3.1 When looking at the appearance of the proposed works on the surrounding area, the main impact would be on making sure that the works preserve or enhance the Conservation Area.
• 6.3.2 Planning Circular 1/98 states that there is no preference in the material used in windows within a Conservation Area, as such the proposed uPVC rooflights are recognised as an acceptable alternative to timber, which will preserve the Conservation Area.

• 6.3.3 With regards to the proposed cladding, as stated above a discussion was had with the applicant due to Environment Policy 34 which seeks traditional materials on pre-1920 buildings. The original proposed cladding was plastic in appearance, as such a traditional material was requested and a settlement at a high wood mix cladding was decided, which has a matt finish and should migrate well into the overall streetscene.

CONCLUSION

7.1 It is concluded that the proposal complies with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01. Although the frame materials are not traditional, as required by Environment Policy 34, they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area.

7.2 The application is therefore recommended for approval with a condition regarding the proposed cladding, the rooflights and a condition regarding the roofing tiles.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status _____________________________________________________________________

I can confirm that this decision has been made by the Acting 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 and/or rights to appeal.

Decision Made: Permitted Date: 14.10.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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