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The application site represents the curtilage of 60 Patrick Street, Peel, a two storey terraced property located on the west side of the street. The property has an existing flat roof single storey extension to the rear elevation.
The application site is located within an area identified as being “Mixed Use” by the Peel Local Plan (Planning Circular 6/91) and is also located within the Peel Conservation Area. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant in the assessment and determination of this application:
Environmental Policy 35, 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 following previous planning applications are considered relevant in the assessment and determination of this application:
PA03/00162/B proposed a single storey extension to the rear elevation of the property and the installation of a first floor rear window. This was permitted 11th July 2003.
PA03/00162/PART sought approval for alterations to the dwelling including the installation of a dormer window and balcony at second floor level and french doors and balcony at first floor level. This application was refused.
Peel Town Commissioners have recommended that this application be approved. The Department of Transport Highways Division has not objected to this application. The Isle of Man Fire and Rescue Service has commented on issues relating to Building Control. We have received no privately written representations in relation to this planning application.
This application seeks approval for the erection of a first floor extension to the rear elevation of the property, above the existing flat roof ground floor extension. This would a sun lounge with a large area of glazing to the west elevation and a metal balustrade. There would be no windows facing onto neighbouring properties. The extension would have a projecting gable roof finished in natural slate and would have a roof light either side.
The issues to be considered in the assessment of this application are whether the proposal accords with the provisions of Environmental Policy 35 of the Strategic Plan and whether the proposal would have an unacceptable adverse impact upon the amenity of either adjacent property.
In terms of the first issue relating to the impact upon the Conservation Area, the proposed extension is to the rear elevation and as such is not visible from the main public thoroughfare of Patrick Street. Distant views of the rear of the site are possible from West Quay and Peel Hill beyond however it is not considered that the extension would appear overly dominant from these vantage points. The form of the extension is traditional with only the large area of glazing departing from a more vernacular style that may be expected within the Conservation Area. Overall it considered that the proposed extension would preserve the character of the Conservation Area in accordance with Environmental Policy 35.
Turning to the impact upon the adjacent properties, it is considered that the set back of Number 62 Patrick Street would prevent any adverse impacts resulting from the proposed extension. There would be a more pronounced impact upon Number 58 Patrick Street situated to the north of the site. There has however been other two storey extensions constructed along the terrace and it is considered that this extension would not impact negatively upon the view from Number 58. The extension would project approximately 4.5 metres from the existing dwelling however it would be set away from the boundary of Number 58 by approximately 0.5 metres.
In conclusion it is considered that the proposed extension would not have an unacceptable adverse impact upon Number 58 so as to warrant refusal.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 25.06.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a first floor extension over the existing single storey extension at 60 Patrick Street, Peel as shown by the plans and information 208/2/1, 208/2/1, 208/2/3, 208/2/4, 208/2 and Support Letter submitted and date stamped 31st March 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4. The roof must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
25 June 2008 08/00670/B Page 4 of 4
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