Loading document...
Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.0 THE SITE 1.1 The application site is the curtilage of 4 Charles Street, Peel which is a mid terrace two storey property situated to the southern side of Charles Street. The property is an attractive traditional dwelling for this part of Peel, it has sliding sash windows with the central glazing bar. 1.2 The applicants also owner the neighbouring property Nr 2 Charles Street, Peel.
2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations, erection of a rear single storey extension and conversion of the property from tourist accommodation to include permanent residential accommodation. 2.2 No approval is ~~seeked~~ sought for the rear external store.
3.0 PLANNING HISTORY 3.1 The previous planning applications are considered relevant in the assessment and determination of this application: 3.2 Alterations and erection of an extension - 06/00741/B - APPROVED 3.3 Change of use from dwelling to tourist accommodation - 95/00458/C - APPROVED
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is in an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also in the Peel Conservation Area. It is appropriate to consider General Policy 2, Business Policy 13 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). 4.2 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;
| Application No.: | 13/91049/B |
| Applicant: | Mrs Jane Tatchell |
| Proposal: | Alterations, erection of an extension and conversion of the property from tourist accommodation to include permanent residential accommodation |
| Site Address: | 4 Charles Street |
| Peel | |
| Isle Of Man | |
| IM5 1AF |
c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) Is not on contaminated land or subject to unreasonable risk; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption." 4.3 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents." 4.4 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."
5.1 Peel Commissioners recommend approval. 5.2 The Department of Infrastructure Highways Division does not oppose this application. 5.3 The owner/occupier of 6 Charles Street, Peel has commented on the application which can be summarised as; having considered plans the building will not be built on the party wall, so I am happy with the proposal to proceed as long as the works do not encroach on the party wall.
6.1 There are two aspects of the application, the first is the proposed additional use of the dwelling for tourist purposes and the second is in relation to the rear single storey extension. 6.2 In relation to the proposed additional use of the dwelling for tourist purposes. There would be no discernable change in the use or character of the property as a result of the proposal. The use of the property as tourist accommodation could arguably have less impact on the amenities of local residents than that of a permanent residential dwelling due to the tourist occupants being away from the property for the majority of the day, possibly with less interruption than permanent residents. 6.3 Overall, it is considered that the proposed additional use of the property as tourist accommodation would comply with Business Policy 13. Furthermore, it is considered that the additional use of the property is not likely to increase the number of people using the property and would not have an unacceptable impact on the amenities of the neighbouring properties therefore complying with General Policy 2.
6.4 In relation to the rear extension, there are two issues, the first is the potential visual impact upon the street scene/Conservation Area and second the potential impacts upon neighbouring amenities namely Nr 2 and Nr 6 Charles Street. 6.5 In relation to the potential impact upon the street scene, there would be no impact given the extension is to the rear elevation and the rear of the property is not apparent from public views. Whilst the flat roof design is not generally an accept form of development, especially within Conservation Ares, given the proposal would not be apparent from public view, but also given the two neighbouring properties ( ) also have similar single storey flat roofed extension, it is considered it would be unreasonable now to refuse the current application. Furthermore, the existing property already has a rear single storey extension, and the proposal would not be a significant increase over what currently exists. Overall the proposal is considered to comply with General Policy 2 and Environment Policy 35. 6.6 In relation to the potential impacts of the two neighbouring amenities (loss of light, overlooking and/or overbearing impact upon outlook), it was noted when visiting the site that both neighbouring properties have similar single storey flat roofed extensions. The extension to Nr 2 is essentially a mirror image of what is proposed by this application, with a very similar design and the same height and same depth. The rear extension of Nr 6 is larger than the proposal and would have a greater depth than the proposal. Consequently, the proposal would be set back from the rear elevation of Nr 6 extension by approximately 1 metre. It was also noted that a there is a 1.8 metre high stone boundary wall along each boundary shared with Nr 2 and 6 . This would remain unaffected by the proposal. 6.7 Overall, given the proposals, height, size and position in relation to the two neighbouring extension it is considered the proposal would have little impact upon neighbouring amenities complying with General Policy 2.
7.1 For these reasons stated it is considered the proposal would comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr 2) Order 2013, paragraph 6 (4) (e), and should be afforded interested party status:
Peel Town Commissioners The Department of Infrastructure Highways Division The owner/occupier of 6 Charles Street, Peel
Recommended Decision: Permitted
Date of 23.12.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 0038/01 01 and 00 38/01 02A received on 4th September 2013 and 20th December 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 3/1/14
Determining officer (delete as appropriate)
Signed : Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer
Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager
23 December 2013 13/91049/B Page 4 of 4
Copyright in submitted documents remains with their authors. Request removal
