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Application No.: 23/00993/CON Applicant: Mr David Codinha Proposal: Demolition of rear annexe, utility and part of rear wall (works relating to 23/00962/B for alterations and extensions to main house) Site Address: 8-10 Bridge Street Peel Isle Of Man IM5 1NB Planning Officer: Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 03.04.2024
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason.
This approval relates only to the demolition elements forming part of 23/00962/B and the demolition elements are considered to be acceptable and the overall character and appearance of the Conservation Area is to be preserved in accordance with S18 of The Act, Strategic Policy 4, Environment Policy 35 of the IOM Strategic Plan and CA/02 of Planning Policy Statement 1/01.
Plans/Drawings/Information; This consent approval relates to:
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to numbers 8 and 10, Bridge Street, Peel - 1.2 The properties are located within the Peel Conservation Area.
2.0 PROPOSAL - 2.1 The current application relates only to the demolition works forming part of the wider scheme to amalgamate the dwellings into one that is being considered under PA 23/00962/B. The demolition works relate to removal of parts of the rear structure including ground floor utility and rear extension, the demolition of part of the rear boundary wall to create a side gate access and demolition of part of the rear elevation to create 2 x larger window openings. - 2.2 The full works include:
3.0 PLANNING HISTORY - 3.1 Aforementioned the most relevant in this case is PA 23/00962/B for the full application.
4.0 PLANNING POLICY - 4.1 The site is located within an area designated on the Peel Local Plan as 'Mixed Use', the site is also within the Peel Conservation Area. In the assessment the general standards of development set out in General Policy 2 and the requirement for development to preserve or enhance Conservations Areas and those features which positively contribute to the character as set out in Environment Policies 35 and Strategic Policy 4. Section 18 of The Act is also relevant as a statutory test and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man (Policy CA/2) are also relevant with both seeking to ensure that development within a conservation areas preserving or enhancing the character or appearance of the Area and to ensure that the special character is protected.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Comments were sought from the following but no comments had been received at the time of writing the report (dated 03/04/2024)
5.2 The Assistant Registered Buildings officer was verbally consulted 15/02/2023 as part of this and 23/00962/B. There were no concerns raised in respect of the demolition elements however they did comments that it was a shame for the loss of the original timber windows however noted the sliding sash and glazing bars being re-installed. The questioned whether the
original door from No. 10 could be re-used on No. 8 or at the very least a composite door rather than UPVC used.
6.0 ASSESSMENT - 6.1 The building is not registered however the Town and Country Planning Act 1999 requires that for demolitions in Conservation Areas that registered building consent be required to ensure the safeguarding of the character and appearance of the Conservation Area (minded that some demolition work outside of a Conservation Area is not considered to constitute development needing an application). Therefore the key considerations in this case are whether the proposed works will adversely affect or change the character and nature of the building or the Conservation Area. - 6.2 The demolition works forming part of this application are to the rear of the building where there is already a varied mix of rear elevations, although this rear area remains in public view some views to the ground floor of the site are limited due to the existing boundary wall. Those works within the yard are unlikely to result in any change from public view and the conservation area is to be preserved. - 6.3 The changes to the rear extension will see the removed roof replaced with a new roof of low level design and this is considered to be visually acceptable and not resulting in any harm to the already varied rear elevations. - 6.4 The demolition of part of the rear elevation walls is to create larger window openings. This would result in a more regularised appearance having only windows at first floor, however the overall appearance of the property would remain as a traditional town dwelling with rear windows and the style of the windows being sliding sash and with glazing bars ensures a uniform appearance and of suitable style preserving the opening method and glazing pattern as required in Planning Circular 1/98. - 6.5 Creation of a new side access gate appears to be an original stone wall (albeit rendered over). Having a rear access gate would not be uncommon in fact there are similar gates in the surrounding town area. The proposal would result in the loss of a small amount of wall however this is not considered to result in any harm to the streetscene or to the overall historic character and appearance of the conservation area which is to remain preserved.
7.0 CONCLUSION - 7.1 The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and to accord with S18 of the Act, Strategic Policy 4, Environment Policy 35 and paragraphs from Planning Policy Statement 1/01.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated. - 8.2 The Decision maker must determine 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
Decision Made : Permitted Date : 04.04.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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