Officer Report

Application No.: 15/00290/B Applicant: Mrs Fenella Costain Proposal: Erection of a rear extension to replace existing to dwelling (amendment to PA 14/01260/B) Site Address: 10 Charles Street Peel Isle of Man IM5 1AF Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 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.

2.0 THE PROPOSAL - 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 comprising amendments to PA 14/01260/B. - 2.2 The new extension would stretch the width of the application site and would have a height of 2.9 metres as did the extension approved under PA 14/01260/B. The only difference between this current application and PA 14/01260/B is that the extension would have a length of 4.5 as opposed to 3.45. The extension would be finished in materials to match the main dwellinghouse with a polyroof. - 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.

3.0 PLANNING HISTORY - 3.1 As previously mentioned, planning permission was recent granted in 2014 under PA 14/01260/B for the erection of a rear extension to replace existing to dwelling. - 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.

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.

• 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:

• (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;
• (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 water courses;
• (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;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

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."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (01/04/2015).

6.0 ASSESSMENT - 6.1 Given that the extension has increased in length by 1.05 metres it is necessary to have regard to 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 NEIGHBOURING RESIDENTIAL AMENITY

• 6.2.1 The proposed extension would be erected alongside the boundary walls shared with No. 8 and 12 Charles Street with the roof very 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 CONSERVATION AREA

• 6.3.1 The 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.

7.0 RECOMMENDATION - 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.

8.0 PARTY STATUS - 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.

Recommendation Recommended Decision: Permitted Date of Recommendation:

15.04.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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.

This approval relates to Drawing No.: 1 and 2 Rev.: A both date stamped as received on 16th March 2015.

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 : 27.04.2015

Determining officer (delete as appropriate)

Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management