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Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of No. 10 Charles Street, a two storey mid terraced dwelling located on the southern side of Charles Street in Peel. The site lies within the Peel Conservation Area.
2.1 This current planning application seeks approval for the erection of an extension to the rear elevation in replace of an existing outrigger and rear window alterations.
2.2 The new extension would stretch the width of the application site; 3.2 metres to 3.4 metres. The extension would have a flat roof with an overall height of 2.9 metres including the roof lantern. The extension would be finished in materials to match the main dwellinghouse with a polycarbonate flat roof.
2.3 The final element of the proposal is the reduction in height of the existing bathroom window by approximately half a metre and replacement with a top opening UPVC framed window.
3.1 Previously, planning permission was granted in 1996 for the installation of hardwood windows under PA 96/01265/B.
3.2 Planning approval was granted at No. 4 Charles Street under in 2013 PA 13/91049/B for a number of alterations including the change of use along with the erection of a single storey extension. An earlier planning application was granted planning approval in 2006 under PA 06/00741/B for the erection of a single storey extension to the rear elevation replacing the existing kitchen.
3.3 Planning approval was granted at No. 3 Charles Street in 2006 under PA 06/00827/B which included alterations, installation of replacement windows and the erection of a single storey extension to the rear elevation to replace the existing kitchen.
| Application No.: | 14/01260/B |
| Applicant: | Mrs Fenella Costain |
| Proposal: | Erection of a rear extension to replace existing to dwelling |
| Site Address: | 10 Charles Street Peel Isle Of Man IM5 1AF |
4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the application site also lies within the Peel Conservation Area.
Paragraph 9.15 states:
"The character of the Conservation Area should be encouraged by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces."
Paragraph 9.16 states:
"Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting."
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered relevant to the assessment of this current planning application:
"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:
Environment 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."
4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in
their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."
5.1 Peel Town Commissioners recommend the planning application be approved (21/11/2014).
6.1 Given the level and nature of development proposed, there are two key issues to consider in the assessment of this current planning application. Firstly, the impact of the proposal on the residential amenity of No. 8 and No. 12 Charles Street and secondly, as the site is within a Conservation Area, it must be ensured that the proposed development either preserves or enhances the character and appearance of the Conservation Area.
6.2.1 The proposed lean to structure would be erected alongside the boundary walls shared with No. 8 and 12 Charles Street with the roof slightly below the boundary walls. The roof lantern would protrude above the boundary walls by roughly 0.2 metres.
6.2.2 What would be visible of the roof lantern is not considered to appear overbearing or result in a harmful impact upon the existing residential amenity of No. 8 or 12 Charles Street and as such in terms of impact upon neighbouring residential amenity, the development proposed is deemed acceptable.
6.3.1 The lean to extension would not be visible from a main public thoroughfare. However, the structure is in a Conservation Area, where the area was considered attractive for architectural and historic purposes. It is therefore important that the proposal either preserves or enhances the character of the area.
6.3.2 The principle of the development is deemed acceptable. What is proposed under this scheme is similar to a number of other rear extensions and outriggers of the dwellings along Charles Street and as such would not uncommon or incongruous within the locality. As this is the case, the structure is considered to preserve the character and appearance of Peel Conservation Area.
6.3.3 With regards to the replacement window, Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows not visible from a main public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction. The window proposed under this scheme would have a central vertical glazing bar identical to the existing and whilst the new window would be top opening, the new window is deemed unobjectionable.
7.1 Overall, it is concluded that the planning application accords with Paragraph 9.15 and 9.16 of Planning Circular 6/89 and General Policy 2, Environment Policy 35 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 and is therefore recommended for approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 10.12.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Drawing No.:1 and 2 both date stamped as received on 4th November 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 10-12-14
Signed :... ... Chris Balmer Senior Planning Officer
Signed:... Michael Gallagher Director of Planning and Building Control
Signed: ... Sarah Corlett Senior Planning Officer
Signed: ... Jennifer Chance Head of Development Management
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