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The application site is the curtilage of 18 Bridge Street, Peel, which is a two storey mid terrace property. The application site adjoins 16 and 20 Bridge Street. The application site is situated to the eastern side of Bridge Street, which is one of the older streets of Peel. Bridge Street is notable for its collection of older (at least 18th Century, perhaps earlier) two storey double-fronted houses.
The application seeks approval for the alterations and extensions to the rear of the application site. Also proposed is a second floor extension to provide additional living accommodation. Included in the proposal is the removal of the existing flat roof extension to the rear of the application site, and the erection of a three storey extension with a pitched roof. Also proposed is the installation of replacement windows in the front and rear elevations, and the installation of roof lights in the front elevation.
The following previous planning application is considered specifically material in the assessment of the current application:
PA 06/01628/B Alterations to property including removal of rear extension, creation of additional doors and windows and erection of a timber bridge to rear elevation.
The above application was permitted.
The application site is within an area zoned as "Mixed Use" and is also within the Peel Conservation Area identified on the Peel Local Plan 1989. It is appropriate to consider Environment Policy 35 and the relevant points from General Policy 2 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.
Peel Commissioners have recommended that the application be approved.
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
Manx National Heritage has expressed an interest in the application; in summary the following comments were made: ...the property is a comparatively rare example of such a dwelling with adjoining outbuilding, much of the building appears to be in near original condition. The building is of a traditional vernacular form, the proposed raising of the building would constitute a clear loss to the Conservation Area.
Furthermore, even though the proposed additions would bring the building approximately in line with the eaves and ridges of its neighbours, it will share none of their more elegant proportions. The proposal would represent a significant visual intrusion. MNH are of the opinion that this constitutes an excessive increase, far beyond what the existing vernacular structure was designed to accommodate."
The owner/occupier of 15 Bridge Street, Peel objects to the planning application for the following reasons: "Bridge Street is one of the old lanes of Peel which has a historical charm. The roof line of 18 Bridge Street should remain at its current height in order to preserve its historic appearance. We would also object to any increase in height on the loss of light to our rooms. If any increase in height is considered to be acceptable, then this should be kept to a minimum."
Given the nature of the application it is appropriate to consider the relevant points from General Policy 2 which will normally permit development, provided that the development:
"(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
Given the location of the application site, it is appropriate to consider Environment Policy 35 of the Strategic Plan, which 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."
The application is made up of two parts; the alterations and extension to the rear and the erection of an extension to create an additional floor.
Firstly dealing with the proposed extension at the rear of the property which would be three storey in height. The proposed extension would replace the unattractive flat roof, single storey extension to the rear of the dwelling.
The extension to the rear is considered to be a relatively large addition to the property; however it would not be highly visible within the street scene, and would not result in overlooking or loss of privacy.
Moving on to the main part of the proposed development, this is to create another floor. The extension would take the form of raising the eaves level up to the height of the adjoining neighbouring properties to accommodate a third storey. The proposed extension would allow for accommodation over three floors.
The existing building is of a traditional vernacular form, which it shares with a number of similar structures in Bridge Street, together with the contrasting single fronted dwellings.
As mentioned above the proposed extension would bring the building approximately in line with the adjoining neighbouring properties; however it would share none of the proportions of these properties, the proposed extension would appear as a visual intrusion within the street scene.
The properties gradually step down towards the northern end of Bridge Street, it is considered that the property adds interest to the street scene and is individual in its appearance between two single-fronted properties.
It is considered that the proposed extensions would not preserve or enhance the character and appearance of the Conservation Area.
For the above reasons the application is considered to be unacceptable and is recommended for refusal.
As the application site is located within the Peel Conservation Area, designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policy 35 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant.
"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."
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
In considering any application within a conservation area, it is necessary to consider the character of the area. In practice, the character of the immediate surroundings of the site can vary from one side of the road to another and within the actual terrace, in this case, within which the site is located.
Initial consideration, was that the infilling of this site could be acceptable as those properties either side of the site were higher. However, on closer scrutiny of the application drawings and a thorough assessment of the character of the area immediately around the site, this initial consideration is not considered to be correct as set out as follows.
Bridge Street is set on a hill leading from the centre of Peel, down toward the sea. It is predominantly two-storey and Victorian in elevational layout with a door (usually on the left of the floor plan) with window alongside and a pair of first floor windows lined up with the ground floor. The windows are predominantly portrait and sliding sash format, typical of the Victorian era. There are some notable differences, namely the site of this application, No. 20 the building immediately adjacent to this site and number 24. These differences are illustrative of the different historic uses of the area and add to the richness of the character of the area.
Immediate impressions of the existing building on the site, is of a more vernacular and therefore potentially older property than those 12-16. The squat proportions of the building, together with the central door off the street and the adjacent outbuilding to the left of the property which Manx National Heritage suggests may be an 'animal house and workshop' indicate this.
Of interest to these proposals is the neighbouring dwelling at No. 20. This three storey dwelling follows a similar elevational layout to those properties at 12-16 with the obvious difference of a lower third floor indicated within the reduced proportion of the top floor windows. This sets the property out as unusual within the streetscene and indicates that it may well have had a higher status, possibly a merchant's house. In doing so, this also adds to the richness and diversity of the streetscene.
Looking at the content of this application, the additional storey seeks to infill what is perhaps perceived as a 'gap' thus introducing uniformity to the streetscene in a section of the street characterised by its lack of uniformity as previously discussed. The proposals do not take into consideration the fall in the levels down the street which would naturally lead to some 'stepping down' of the properties as they go further down the street. In addition, the proportions of the building are altered in a manner that does not respect the existing building, or that of the neighbouring properties. This is best illustrated by the third storey to No. 20 which has a reduced height to the top floor windows. The proposals have the affect of creating a third storey that is too 'top heavy' in terms of proportions. For these reasons, the proposed additional storey is considered to have a detrimental impact on the character of the streetscene in this part of the Conservation Area and is therefore considered unacceptable.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Manx National Heritage is afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owners/occupiers of 15 Bridge Street are not afforded party status
Recommended Decision: Refused Date of Recommendation: 14.06.2011
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. By raising the height of the building to include a second floor, the development would have an unacceptable impact on the character and appearance of the street scene. The scale and proportions would not respect those of the neighbouring properties; it is considered that the proposed development would have a harmful impact on the appearance of the building, which would neither preserve or enhance the character of the Conservation Area which would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made: Refused Date: 14.06.2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Senior Planning Officer
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