106586

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00396/B Applicant : John James Kneen Proposal : Replacement of doors with composite doors Site Address : 17 Bridge Street Peel Isle Of Man IM5 1NF

Principal Planner: Miss S E Corlett Photo Taken : 29.05.2018 Site Visit : 29.05.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.07.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. For clarification, this approval relates to the replacement of the front door with that show in the illustration titled, "Ludlow" and relating only to the door on the left which has no decorative glazing. The rear door may be replaced by any of the doors shown in the submitted images.

Reason: to clarify the extent of the approval granted and to ensure that the door is appropriate for the character of the property.

Plans/Drawings/Information;

This decision relates to the replacement of the front and rear doors as shown in the information received on 22nd June, 2018.

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Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject

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matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The Isle of Man Victorian Society who are a properly constituted body with a material interest in matters which are the focus of their constitution.

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Officer’s Report

THE SITE 1.1 The site is the curtilage of 17, Bridge Street, an existing two storey dwelling which turns the corner of Bridge Street and Duke Street. The property is a traditional cottage although it has a brown pebble dashed finish, an irregular array of windows on the section facing directly down Bridge Street in that the sing first floor window has two smaller ground floor windows below either side. The building also steps down in eaves level as it turns up Bridge Street and the heavy eaves detailing on the higher section is not continued. This section has different windows to that in the main part of the building, being a double set of sliding sashes on the ground floor alongside the front door which is timber with a large glazed pane in the upper part, and two side hung casements arranged beneath a horizontally proportioned upper casement which has decorative glass within it. There are two of these in the first floor. The remainder of the windows in the property are sliding sashes - the ground floor windows being simple sashes and those in the first floor each having a single vertical glazing bar.

1.2 The properties in the immediate vicinity form the characteristic street layout of the town, with the properties fronting straight onto the street and with limited rear gardens/yards. Some properties in Bridge Street have exposed Peel sandstone frontages and others are rendered but with a texture revealing the stonework beneath. Some of the other properties have a smooth render finish and others have pebbledash which is a much more modern application.

1.3 The properties to the south have dark brown framed windows with external, vertical glazing bars within a rendered frontage which is currently painted blue (number 25), dark red coloured sliding sash windows without glazing bars (number 21). The property alongside this, number 19 has Georgian pane sliding sashes with the frames coloured yellow within a green frame. On the other side of the street there are pairs of adjoining sliding sash windows without glazing bars, horizontally proportioned windows. On Duke Street there are a similar mix of Georgian pane sliding sash, top hung casement openers and on the Promenade to the north of the site are again, a mix of sliding sashes, some with and some without glazing bars and some top hung casements and even a bow window.

1.4 Directly opposite the site is a pebble-dashed property which has top quarter opening casements and the remainder of the windows further up Bridge Street are a mix of casements with many sliding sashes and a variety of different coloured frames. Numbers 12 and 14 have white plastic framed sliding sashes, one with externally expressed Georgian pane glazing bars and number 14 has none.

THE PROPOSAL 2.1 Following concerns raised in respect of the suitability of the windows which were originally proposed, the applicant has amended the proposal to remove the proposed windows and seek permission only for the replacement doors. The front door is now to be a solid lower half and two vertical lights in the top (similar to that opposite at 22, Bridge Street). The rear door is to be a stable style door with a top and bottom opening element.

PLANNING POLICY

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3.1 The site lies within Peel's Conservation and in an area designated as Mixed Use which represents the range of uses in the historic town centre.

3.2 The Strategic Plan contains one policy which guides development within Conservation Areas, which echoes the provisions of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man:

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.

3.3 Planning Circular 1/98 provides specific guidance on the replacement of windows as follows:

Buildings in Conservation Areas 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 originals, but not necessarily the original method of opening, whatever the material used in the construction.

PLANNING HISTORY 4.1 No applications have been submitted for this particular property. Planning approval was recently granted on appeal after an approval, for the replacement of windows in 23, Bridge Street. There were objections to the application on the basis that the use of a timber finish and the lack of glazing bars would not replicate the existing and would not comply with the provisions of Conservation Area policy. The inspector did not agree and considered that:

"25. The Peel Conservation Area has a unique historic character, partially derived from the narrow streets of former fishermen's cottages, such as Bridge Street. Within Bridge Street and its immediate vicinity there is a mixture of window styles, materials and opening methods. The majority have sliding sashes, and this is a prevailing characteristic. The proposed replacement windows at No 23 would have sliding sashes; a strong point in their favour.

26. In relation to replacement windows in conservation areas, Planning Circular 1/98 advises that new windows must have the same method of opening as the originals and, regardless of the material used in their construction, they must have the same pattern and section of glazing bars. The proposed windows would have the same method of opening (sliding sashes) but not the same pattern of glazing bars (there would be no vertical glazing bar). I have carefully considered what harm the absence of vertical glazing bars would cause to the conservation area. I noted that the appellants' windows at No 21 (adjoining the applicant's house at No 23) have no glazing bars, nor do many other windows in Bridge Street and thereabouts. To the normal passer-by I doubt whether the absence of glazing bars at No 23 would be noticed."

REPRESENTATIONS 5.1 Peel Town Commissioners have no objections (21.05.18).

5.2 The Isle of Man Victorian Society makes comments about the windows which are no longer to be replaced and comment that the door as originally proposal was inappropriate (04.05.18). They have no objection to the doors now proposed (26.06.18).

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ASSESSMENT 6.1 The existing front door is not traditional nor original and what is now proposed is more reflective of the style and appearance which would be expected in such a property. The rear door will not be publicly visible and is therefore not an issue.

CONCLUSION 7.1 The proposal is considered to accord with EP35 and PPS/1/01 and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision-maker must determine:

• whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 20.07.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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