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Application No.: 20/00461/B Applicant: Habitro Properties Ltd Proposal: Alterations, erection of replacement rear extension and installation of replacement windows and door Site Address: 15 Mona Street Peel Isle Of Man IM5 1HJ Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.07.2020 _________________________________________________________________
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.
N 1. For clarification, no approval is hereby granted to the replacement of the front door, which is shown and described in the submitted plans and information, as being retained.
The works will have either a positive impact on the character and appearance of the property and the surrounding CA and the works therefore comply with General Policy 2 and Environment Policy 35 of the Strategic Plan, and Planning Policy Statement 1/01.
This approval relates to the Existing and Proposed Plans (Amended) and Window Details date stamped and received on 1 July 2020, Additional Information and Vertical Slider Details date stamped and received on 10 July 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject 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 as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by
Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site represents the curtilage of an existing residential property situated on the eastern side of Mona Street. The property is a three storey terraced house with timber framed casement windows in place while its external walls are finished in painted spar dash render. At the rear of this property is a single storey lean-to extension which has its roof sloping southwards. THE PROPOSAL - 2.1 The proposal seeks planning approval for alterations, erection of replacement rear extension and installation of replacement windows and door.
2.2 The proposed works will include:
3.1 The site lies within an area designated on the Peel Local Plan of 1998 as Mixed Use. The property also lies within Peel's Conservation Area where the policies of Planning Circular 1/98 apply. The following parts of the Strategic Plan are also relevant:
3.2 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:
3.3 Environment Policy 35 and Planning Policy Statement 1/01 both require that development within a Conservation Area should preserve or enhance the character or appearance of the Area and have regard to the special character of the area in the assessment of any development proposals. - 3.4 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "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." - 3.5 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is a consideration: "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 their construction."
3.6 The Department has recently published the Residential Design Guidance (March 2019) which 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 property.
4.1 This application runs contemporaneously with PA 20/00462/CON for Registered Building Consent for the demolition elements relating the current application.
4.2 The other application related to the application site and considered to be materially relevant to the current application is:
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 27 May 2020.
5.2 There has been no written representation made regarding the current planning application by the Peel Town Commissioners at the time of writing this report, although they were consulted on 20 May 2020.
5.3 The Isle of Man Victorian Society has made the following comment regarding the application in a letter dated 3 June 2020:
Contrary to the wording of this application as per the 'list', it does not include the replacement of the front door. The windows on the front elevation should be of the sliding sash variety and not casement windows with horns. This is a Conservation Area and the correct type of opening should be used irrespective of material.
6.1 The key issue to consider in the assessment of this application is whether the proposed works on the dwelling would meet the test set out in Environment Policy 35 for preserving or enhancing the Conservation Area. Therefore, it is appropriate to assess the impact of the proposal on the character of the existing building and the surrounding area; particularly with regard to the character of the Peel Conservation Area.
6.2 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area as the area is protected against inappropriate development.
6.3 With regard to the works proposed on the front elevation of the dwelling, it can be argued that windows are the most important element in a facade. They can confirm the style, age or even the purpose of a building. As such, the original windows should be replicated faithfully in opening method and glazing bar pattern, particularly in situations where the windows can be viewed from public vantage points within the street scene. In view of the fact that the dominant window type on Mona Street is the traditional sliding sash windows, what is proposed would fit seamlessly into the character of the street scene. Whilst the replacement windows proposed under this scheme would be UPVC sliding sash windows, they would have a similar appearance to the timber sliding sash windows that dominate the street scene, with similar patterns of glazing bars.
6.4 Moreover, the use of UPVC is not uncommon within the Peel Conservation Area as a whole since newer sliding sash installations are mostly UPVC. On assessment, it is deemed that the proposed windows would not be detrimental or harmful to the character and quality of the locality but would preserve the character of the existing streetscene and Conservation Area. - 6.5 The works at the rear of the building to replace the existing timber casement windows with UPVC casement window and the installation of the UPVC half glazed external door is also considered to be an acceptable development. This is hinged on the fact that the proposed door and windows would be double glazed and their design and finishing would be an improvement on the existing windows in terms of better energy efficiency standards and appearance, considering the current windows are in poor form. It is also considered that the works to the rear would be within an enclosed rear yard that cannot be viewed from any of the abutting highways, and as such the works would not have any impacts on the character of the street scene or the surrounding Conservation Area. - 6.6 With regard to the rear extension to replace the part width single storey outlet extension with a new full width single storey extension, it is considered that the extension replaces an existing part of the building, and is bounded by higher walls which would limit views to the proposed works. Besides, the new extension would have a roof pattern that would mirror the roof pitch and slope of the main dwelling making it an improvement on the existing part width extension which had a roof pattern at variance with that on the main dwelling. Based on the foregoing, it is not considered that there would not be a negative impact on the existing dwelling. It is also noted that position of the new door and window on this extension will not introduce any detrimental impacts on neighbouring amenity of the adjoining or nearby dwellings since it would be enclosed by the rear yard. - 6.7 The re-rendering and painting of the rear elevation, repainting of the front elevation and the replacement of the roof would ensure that the dwelling is water tight, improve the external appearance of the dwelling and would not detract from the overall appearance of the dwelling. It
7.1 For the reasons given, the proposals is considered to comply with the relevant polices of the Strategic Plan and Planning Circular 1/98 and therefore recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 15.07.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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