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Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 02.09.2014 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 6 Charles Street, a two storey mid terraced dwelling located on the southern side of Charles Street in Peel. The application site is a Registered Building as indicated on the Department of Infrastructure's protected buildings list number 108. The site also lies within Peel Conservation Area.
2.0 THE PROPOSAL 2.1 This current planning application seeks approval for the installation of one roof light on the front roof slope and the installation of a replacement roof light on the rear roof slope. 2.2 Both of the proposed roof lights would measure just less than 1.2 metres in length and approximately 0.7 metres in height.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications which were both granted planning permission and have been listed below:
PA 98/02250/B: Installation of uPVC windows to replace existing to the rear of the property.
PA 92/00737/B: Installation of 60 cm satellite TV dish.
3.2 The application site also seeks Registered Building consent for the installation of two roof lights under PA 14/01152/CON which has yet to be determined.
4.0 PLANNING POLICY 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. There are two paragraphs within Planning Circular 6/89, the written statement that accompanies the local plan, which are considered materially relevant to the assessment of this current planning application:
Paragraph 9.15 states:
"The character of the Conservation Area should be encouraged by positive schemes of action
| Application No.: | 14/00977/B |
| Applicant: | Miss Amanda Milner |
| Proposal: | Installation of two roof lights |
| Site Address: | 6 Charles Street |
| Peel | |
| Isle Of Man | |
| IM5 1AF |
which will apply to areas and individual buildings and include the historic pattern of streets and spaces."
"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 four policies which are considered materially relevant to the assessment of this current planning application:
"Proposals for development must: a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value or urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and c) not cause or lead to unacceptable environmental pollution or disturbance."
"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:
"Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
"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 Town Commissioners recommend that the application be approved.
6.1 As 6 Charles Street is a Registered Building, the fundamental issues to consider in the assessment of this current planning application are the impact of the proposed roof lights on the character and appearance of the property and Peel Conservation Area.
6.2 An aerial photograph of Charles Street indicates that there are a number of properties along Charles Street that have roof lights on their rear roof slope. There is one roof light on the front roof slope of No. 1, 8, 10 and 14 Charles Street with No. 2 Charles Street having two roof lights on the front roof slope. There are also a number of properties along ravelling along Market Street and Beach Street that also have roof lights on their front roof slope.
6.3 Turning first of all to the proposed replacement of the existing rear roof slope roof light, although larger than the existing roof light on the rear roof slope, the proposed replacement roof light is considered unobjectionable. The rear of Charles Street is not visible from any public thoroughfare and the rear of the site abuts a boundary shared with a warehouse building.
6.4 In terms of the impact of the front roof light, the dwellings along Charles Street have significant architectural merit and as such their character should be preserved or enhanced. It has previously been mentioned that there are a number of dwellings along Charles Street that have roof lights to the front roof slopes.
6.5 Charles Street is narrow and as a result it is unlikely that the roof light would ever be visible in its entirety. However, merely arguing that a development would not be visible is not an automatic justification for the relaxation of other policies aimed at protecting buildings from inappropriate development.
6.6 It was considered, after discussions with the Conservation Officer, that a central glazing bar in the front roof light would be more acceptable than a large clear roof light. The introduction of a central glazing would be typical of a conservation style roof light. Although the roof light proposed as submitted on drawing labelled Sheet 1/1 shows a clear roof light, the installation of the central glazing bar can be controlled by a condition which the applicant is content with. The Registered Building Consent application shows the front roof light having a central glazing bar.
6.7 Although the roof lights would alter the dwelling, the proposed roof lights are considered acceptable in terms of their design, with central glazing bar to the front roof slope roof light, and therefore the roof lights are considered to respect the character and appearance of the property and would not harm the character and quality of Peel Conservation Area.
6.8 The Conservation Officer, who has viewed the plans, is content with the proposal.
7.1 Overall, it is concluded that the planning application is in accordance with the provisions set out in Strategic Policy 4, General policy 2, Environment Policy 32 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.
7.2 It should be noted that until Registered Building consent has been granted, the installation of the roof lights would not be able to be carried out.
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: 28.10.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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.
C 2. The proposed roof light on the front slope shall have a central glazing bar installed and retained thereafter.
Reason: To ensure the satisfactory preservation of this registered building.
N 1. It should be noted that until Registered Building consent has been granted, no works can be carried out.
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 : 29.10.14
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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