DEC Officer Report

Application No.: 22/01025/B Applicant: Mr Kris Breadner Proposal: Erection of replacement single storey rear extension, replacement roofs and re-render existing property Site Address: 38 Patrick Street Peel Isle Of Man IM5 1BS Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.11.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs and render, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

The proposed development is of an appropriate design, form and scale in relation to the existing property which would preserve the character of the Conservation Area, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g) and Environment Policy 35.

Plans/Drawings/Information;

This approval relates to drawings referenced; PL493-01 & PL493-02, Site Plan and Location Plan, all received on 19.08.22.

_______________________________________________________________ Interested Person Status – Additional Persons

None. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a two-storey terraced dwellinghouse forming part of a long row of terraced properties on the western side of Patrick Street, within the Peel Conservation Area. The dwelling is presently finished in a beige pebbledash render on the front elevation. It is understood that the rear elevation of the property, conservatory aside, are externally finished the same. - 1.2 The design and external finish of properties with Patrick Street vary quite extensively, conveying a mix of pebbledash, white and painted render and pebbledash, and exposed Manx stone. A small handful of properties have also been noticeably extended in the loft, with the No. 34 including a composite cladded box dormer in the front roofslope. - 1.3 The rear of the subject property has been notably extended over the years in piecemeal fashion, including a box dormer on the rear cat slide roof atop the kitchen, and a conservatory. The site further abuts a linear area of vegetated scrub land to the rear (west), which is met by a brick embankment/retaining wall adjacent to Peel's industrial area further west. Given the elevated nature of the site in relation to land further west, the rear of the property is partially visible within the context of vantage points within Mill Road; also within the Conservation Area. - 1.4 The age of the property is unknown, but does appear on historic mapping from the 1860s, along with the majority of properties on the western side of the streetscene, then known as Kirkpatrick Street.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the erection of a part 1.5 storey/part single-storey rear extension following the demolition of existing single storey rear element and the rear firstfloor box dormer. The 1.5 storey element would effectively comprise a single storey with an enlarged dual-pitched roof with rear facing gable, allowing for a new bathroom at first-floor level and kitchen/utility at ground floor. An extended flat roofed single storey extension incorporating a glass lantern would facilitate a new bedroom/office space and integrated dining/kitchen area. - 2.2 The extension would incorporate a new open plan kitchen/lounge/diner, together with a utility and stairs leading up to a further bedroom and bathroom to be created within the loft. A further westward ground floor projection incorporating a hipped roof is proposed to facilitate a conservatory, with the existing rear bay to be removed and replaced with a full height triple paned window. Additional decking and balustrades are also proposed at the rear. All extension at the rear would be finished in white painted render. Materials for the roof are unspecified but presumed to match the replacement tiled roof for the principle section of the dwelling, to be raised 100m above its existing position to allow for external roof insulation. - 2.3 At the front of the dwelling, the roof tiles would also be replaced as per the rear of the property, whilst the existing pebbledash and render would be removed from the front and rerendered with insulated cork.

- 3.0 PLANNING HISTORY

3.1 07/01491/R - Retention of conservatory on rear elevation - Permitted

- 4.0 PLANNING POLICY

4.1 The application site is identified on the Peel Local Plan as land zoned for 'predominantly residential' purposes within the settlement boundary of Peel. The site is not within a Conservation Area or an area identified as being at risk of flooding.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages

5 Design and visual impact Spatial Policy 2 Development in Service Centres General Policy 2b,c,g General Development Considerations Environment Policy 35 Development in Conservation Areas 42 Designed to respect the character and identity of the locality Transport Policy

• 4 Highways safety 7 Parking provision Infrastructure Policy
• 5 Water conservation and management

Community Policy 7 Designing out criminal and anti-social behaviour 11 Prevention for the outbreak and spread of fire

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Peel Town Commissioners - no response received at the time of writing.

5.2 Highways Services - development would have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that highway licences may be necessary for the placing of equipment and/or materials in the highway during works (02.09.22)

5.3 Manx National Heritage - no response received at the time of writing.

5.4 Registered Buildings Officer - no response received at the time of writing. - 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP2)

• - Impact on Conservation Area (SP5, GP2, EP35, 42)
• - Impact upon neighbouring amenity (GP2, g)
• - Highway safety and parking (TP4, 7)
• - Other matters (RDG, CP7, 11 and IP5)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Peel and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent property or the surrounding area in general.

- 6.3 IMPACT ON CONSERVATION AREA

• 6.3.1 Whilst the proposed extensions to the rear would not be visible within the context of Patrick Street, the upper element of the 1.5 storey rear extension would however likely be partially visible within the context of Mill Road to the west. Notwithstanding this however, the proposed rear extensions are considered to be of a suitable scale, form and design which would correlate well with the built vernacular of the existing dwelling. The proposals would represent a higher standard of design and visual cohesion with the property than the current piecemeal additions to the rear, and subsequently pose a neutral if not marginally positive impact upon the character of the Conservation Area to the west.
• 6.3.2 The change in render and replacement roof tiles are noted, and would clearly result in a degree of change to the property's visual appearance in the context of the principal streetscene. The existing pebbledash rendered exterior is however not particularly aesthetically pleasing or sympathetic to the dwelling, and the rooftiles would likely benefit from being refurbished or replaced. The acceptability of such alterations to the exterior of the property however will stand or fall on the quality of materials, which are unspecified in this application. It is therefore considered reasonable that further details/samples of such materials be submitted for approval prior to the commencement of development by way of condition. No concerns are raised with respect to the minor raising of the rooftiles by 100mm, the result of which is not substantial enough to look incongruous in the context of the wider streetscene.
• 6.3.3 In light of the above, and subject to the receipt and approval of further details in relation to external materials, the proposals are considered to be acceptable from a design standpoint, whilst resulting in a neutral if not marginal enhancement to the character and appearance of the Conservation Area, in compliance with General Policy 2 (b) & (c), and Environment Policy 35 of the Strategic Plan (2016).
• 6.4 NEIGHBOURING AMENITY

• 6.4.1 The proposed 1.5 storey extension, whist of a marginally greater height at its maximum than the existing first-floor box dormer/1.5 rear element, would result in reduced bulk and massing, particularly by pulling away first-floor development from the northern flank boundary. Given the angle of the roof pitch away from the aforementioned boundary, the proposals are not considered to give rise to an undue level of overshadowing or overdominance with respect to the rear amenity space of the adjacent property. No concerns are raised over the singlestorey element given its limited scale, and no windows are proposed in the flank elevations at first-floor level, thereby ensuring that the privacy of adjacent properties would be suitably protected.
• 6.4.2 In light of the above, the development is considered to sufficiently safeguard the amenities of surrounding properties, in compliance with General Policy 2 (g).

- 6.5 HIGHWAYS SAFETY AND PARKING

• 6.5.1 No objections have been raised by Highways Services over the proposals, which would not necessitate an uplift in on-site parking. The applicant is however advised that highway

licences may be necessary for the placing of equipment and/or materials in the highway during works.

- 6.6 OTHER MATTERS

• 6.6.1 The proposed works comprise extensions to an existing dwelling, and therefore the proposals are not expected to create any changes or new issues in respect of criminal actively or spread of fire. Whilst the proposals will be increasing the overall floor space, the applicant has stated within the application form that any water run-off will be dealt with as per the existing situation and therefore no concerns are raised in this regard. Whilst the proposed works are increasing the floor area of the property, it is not expected that the water usage of the dwelling will materially increase, therefore there are no new issues in this respect.
• 7.0 CONCLUSION

7.1 The proposed development is of an appropriate design, form and scale in relation to the existing property which would preserve the character of the Conservation Area, whilst not resulting in a harmful impact upon the use and enjoyment of neighbouring properties, nor a detrimental impact upon highway safety. The development would therefore comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, specifically those sections of General Policy 2 (b), (c) & (g) and Environment Policy 35, and is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o 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 a Principal Planner 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: 02.12.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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