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20/00487/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00487/B Applicant : Jean Holden Proposal : Installation of replacement windows, doors and rooflights, and replacement of windows to rear elevation with patio doors Site Address : 9 Lyndale Avenue Peel Isle Of Man IM5 1JY
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.06.2020 __
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 proposal complies with Environment Policy 35 of the Strategic Plan, Planning Circular 1/98 and Planning Policy Statement 1/01.
Plans/Drawings/Information; This decision relates to the drawings and information received on 1st May, 2020 and the location and site plans dated 27th May, 2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing, mid terraced house situated to the north east of Tynwald Road and to the south of St. German's Cathedral.
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1.2 The properties in Lyndale Avenue are all very similar, a terrace of brick faced ground floors and rendered first floors, uniform chimneys across the front and rear pitches and unfortunately one dormer on the front of number 2 which interrupts the symmetry of the terrace.
1.3 The properties all have ground floor square bays, round headed front door aperture and a double window above the front door and a triple window above the bay, although the glazing of each aperture is not consistent across the terrace - some bays having four sections in the front part, some three, some none and with a mix of brown and white frames.
1.4 The application property has four sections in the front of the bay with four decoratively glazed panes in the upper part, continuing around each side. The windows above are in a similar format but without the decorative glass.
1.5 At the rear there are two triple section windows and two smaller windows and one rooflight low in the rear plane. There is a single storey rear annex which has two pedestrian doors and a square window separating them.
THE PROPOSAL 2.1 Proposed is the replacement of all windows except the bay and the introduction of sliding doors in the rear outlet and another door in place of the ground floor rear window. Also proposed is a new rooflight at the same level as the chimney on the rear pitch.
2.2 The new windows will have brown coloured frames which match the general form of the existing. The new front door will have two lower panels and two larger glazed panes and a single glazed fanlight above.
PLANNING POLICY 3.1 In terms of local plan policy, the application site is in an area zoned as "Residential" under the Peel Local Plan 1989. The application site is within the Peel Conservation Area.
3.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material to the assessment of this current planning application:
3.3 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; n) is designed having due regard to best practice in reducing energy consumption."
3.4 Environment Policy 34 states a preference for the use of traditional materials in the maintenance, alteration or extension of traditional property.
3.5 Environmental Policy 35 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."
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3.6 With regard to the nature of the proposal we can also consider elements of the Isle of Man Planning Circular 1/98: The Alteration and Replacement of Windows which sets out and provides guidance policies in respect of the alteration or replacement of windows.
3.7 Planning Circular 1/98 - Buildings in Conservation Areas states: "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 original method of opening, whatever the material used in the construction."
3.8 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 including reference to the importance of windows and doors and that they should respect the original style of glazing as well as what is in the vicinity (paragraphs 5.2.1 and 5.2.2).
3.9 Finally, Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man echoes the requirements of EP35 and requires that the special character of a Conservation Area is taken into account in the determination of any application for development.
PLANNING HISTORY 4.1 There have been no planning applications submitted for this property, however, a number of applications have been submitted for the replacement of windows and doors in other properties in Lyndale Avenue, the most recent of which being 16/01181/B for the replacement like for like of the bay at number 6, with numerous other applications for replacement windows and doors within the terrace.
REPRESENTATIONS 5.1 Highway Services do not oppose the application (03.06.20).
ASSESSMENT 6.1 The issue here is whether the change in windows and doors would preserve or enhance the character or appearance of the Conservation Area.
6.2 The original form of glazing in the terrace would have been timber framed casement windows in the same sort of arrangement as can currently be seen in the application property. They may even be the originals as they are single glazed. What is proposed will replicate this.
6.3 Whilst in some cases the precise details of windows and doors can be essential for the preservation of character, in this case the overriding character is formed by the uniformity of the terrace, the repetition of the chimneys, bays and general appearance of the windows, not the opening style or even the colour of frames, although the predominance of dark brown frames helps continuity. Planning Circular makes it clear that the opening style and general appearance of new windows is more important than the frame material.
6.4 The doors are recessed and less important than many other cases in Peel where the doors are prominent in the front elevation.
CONCLUSION 7.1 Whilst the proposal involves the use of non traditional or original materials, the general glazing style is retained and the uniformity and continuity of the terrace is retained. The
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replacement rooflights are unlikely to have any significant impact and the new sliding doors are at the rear of the property and will not be publicly visible. The proposal is therefore considered to preserve the character and appearance of the Conservation Area and its special character has been taken into account. The proposal therefore complies with EP35, Planning Circular 1/98 and PPS 1/01 and is supported.
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 in Article 4(2) 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: 25.06.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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