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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 20/00021/B Applicant : Mr Peter Corlett Proposal : Installation of replacement windows and door Site Address : 15 Circular Road Peel Isle Of Man IM5 1ND Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation Recommendation Recommended Decision: Permitted Date of Recommendation: 17.02.2020 __ 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 replacement of the windows with half and half casements is likely to enhance the appearance and character of the property and area by installing windows which were likely to resemble the originals. The replacement window will have a neutral effect on the character and appearance of the property and streetscene as such both alterations comply with GP2 and EP35. Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 10th January 2019: o Drawing No. PC/101 This decision also relates to additional details regarding the colour of the front elevation windows received on the 30th January 2020. __ Interested Person Status - Additional Persons

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None __ Officer’s Report THE SITE 1.1 The site is the residential curtilage of 15 Circular Road, Peel which is situated to the north east of Circular Road and is a traditional mid terraced property. 1.2 Circular Road can be defined by the windows which are a mixture of styles including sliding sash, some original, some more modern uPVC replacements, some having plastic framed half and half casements and a few having the windows in the existing property of having the top third/two fifths opening casements with fixed lights beneath. 1.3 The doors within Circular Road are also a mixture of styles. THE PROPOSAL 2.1 The current planning application seeks approval to replace six windows, three to the front elevation and three to the rear elevation with uPVC casements, in white which will subdivide each aperture into two equal halves, one on top of the other. Decorative horns are also included. 2.2 The application also seeks approval to replace the front with uPVC like for like replacements. The glazed door light to the front elevation will be replaced with a like for like replacement. PLANNING POLICY 3.1 The site lies within an area zoned as Mixed use on the Peel Local Plan 1989. The property is also within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 34, 35, Planning Policy Statement 1/01, specifically Policy CA/2 and Planning Circular 1/98. 3.2 General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "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; g) does not affect adversely the amenity of local residents or the character of the locality; 3.3 Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." 3.4 Environment 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'. 3.5 Planning Policy Statement 1/01, specifically Policy CA/2 states "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

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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." 3.6 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 The property has been the subject of one previous application for "Extension to kitchen to replace outbuilding" which was approved. REPRESENTATIONS 5.1 Highway Services have no highway interest in the application (28.01.20). ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of Vardale and the wider street scene. 6.2 It is clear from the mix of styles within Circular Road that the windows within No.15 Circular Road are not the original and that the original was mostly likely to have been timber sliding sash. 6.3 The replacement of the current non-traditional windows with uPVC half and half should have the same opening that would have been with the original windows which will comply with Planning Circular 1/98. 6.4 With the alteration to the half and half casement windows with the run through sash horns this will significantly enhance the appearance and character of the property and the overall streetscene as it will be more similar to the original style of window opening that what is there currently. 6.5 The replacement of the door with a like for like uPVC replacement will have a neutral effect on the character and appearance of the property and streetscene. CONCLUSION 7.1 The application accords with the relevant planning policies and the application should be approved. 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);

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(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. Decision Made : Permitted Date: 20.02.2020 Determining officer Signed : C BALMER

Chris Balmer Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.