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                                      23/00626/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00626/B Applicant : Ms Katie Suzanne Lawrence Proposal : Installation of replacement door and windows Site Address : 9A Stanley Road Peel Isle Of Man IM5 1NX

Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.08.2023 __

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.

This application has been recommended for approval for the following reason. The proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. The application also meets the tests of Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to the information submitted on 11th May 2023, together with the proposed door image dated 31st July 2023.

__

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE

1.1 The site is 9A Stanley Road in Peel. The property is a three storey mid-terrace dwelling, with a full height timber framed glazed shopfront on the front elevation at ground floor level; a feature dating from the building's previous use as a shop. The property is located in the Peel Conservation Area.

2.0 THE PROPOSAL

2.1 This application proposes to replace the existing front elevation timber framed windows and solid panels below with double glazed UPVC framed windows and solid panels below. The style and form will generally be in a like for like manner, although the limitations of the UPVC framing proposed would result in some of the detailing being lost. The application also proposes to replace the existing painted timber front door, which sits within a recessed opening within the existing shopfront. The proposed replacement door would be UPVC, with a style similar to the existing door.

3.0 PLANNING POLICY

3.1 The site is in an area defined as mixed use in the Peel Local Plan 1989, and within the Peel Conservation Area. The site itself is not in an area at risk of flooding, although Stanley Road immediately adjacent to the site is noted as having a high likelihood of surface water flooding.

3.2 TOWN AND COUNTRY PLANNING ACT 1999

S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

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:

(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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

Strategic Policy 4: 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;

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

Environment Policy 35: 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.

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3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

3.5 Planning Circular 1/98 provides advice on the replacement of windows and suggests in Conservation Areas the method of opening is more important than the frame material but the original method of opening should be replicated where the originals are in place.

4.0 PLANNING HISTORY

4.1 Application 21/00260/B permitted the replacement of the existing ground floor shopfront with a painted timber framed shopfront in a like for like manner. Applications 19/00168/B and 19/00169/CON permitted the removal of a rear chimney.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 The Department of Infrastructure Highways Division have stated that they judge the application to have no significant negative impact upon highway safety, network functionality and/or parking (22.5.2023 & 1.8.2023).

6.0 ASSESSMENT

6.1 The issue here is whether the proposals would preserve or enhance the special character of the Peel Conservation Area.

6.2 The existing former shopfront has a form and elements of detailing that are considered to make a positive contribution to the special character of the conservation area. Given that planning circular 1/98 states that style and method of opening are more important than frame material, and the fact that UPVC framed windows are widely permitted within all of the conservation areas on the island, the proposal to replace painted timber with UPVC is considered acceptable.

6.3 The principal matter to be assessed is considered to be whether the replacement design proposed retains a sufficient amount of the detail and form of the existing shopfront that is could be judged to preserve the special character of the conservation area. In terms of the form proposed, the plan and division of glazing bars is in a like for like manner, and is therefore considered acceptable. The replacement door proposed would be similar to the existing in terms of its glazing and panel arrangement, and as such it is considered that the replacement door is acceptable. The bottom panels of the proposed shopfront would be solid UPVC panels, whereas the existing bottom panels are panes of glass that have been painted with a textured finish in a colour to match the rendered surround to the shopfront. The existing painted lower panels are not considered to make a positive contribution to the special character of the conservation area, and as such their replacement with solid panels is judged to be acceptable. The main existing element of detail that is proposed to be lost is the arched heads within the upper panes. All of the proposed replacement windows would have a squared head. This proposed alteration is considered to reduce the positive contribution that the

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existing shopfront makes to the special character of the conservation area. I consider the case to be finely balanced in respect of the impact on the special character of the conservation area. However, given that the plan form, division of glazing bars and the replacement door are considered to be acceptable, on balance it is judged that these elements preserve sufficient amounts of the elevation's character to offset the loss of the arched window heads.

7.0 CONCLUSION

7.1 On balance, it is judged that the proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved. It is therefore recommended that the application be approved.

8.0 INTERESTED PERSONS 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: 11.08.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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