DEC Officer Report

Application No.: 20/00800/B Applicant: Mr Peter Quinn Proposal: Installation of replacement windows and door to front elevation Site Address: 25 Christian Street Peel Isle Of Man IM5 1NW Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.09.2020 _________________________________________________________________

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 General Policy 2, as the proposals do not affect adversely the character of the surrounding townscape. Whilst the frames are not in a traditional material suggested by Environment Policy 34, Environment Policy 35 and Planning Policy Statement 1/01 are being met as the character and appearance of the Conservation Area are being preserved, and therefore the proposal is considered acceptable.

Plans/Drawings/Information; This decision relates to the proposed door image received on 4th September 2020, and the drawings and supporting information received on 24th July 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is a property on the north side of Christian Street in Peel, which has a mixture of two and three storey properties, all with pitched roofs (of varying materials) and painted

• render walls. Immediately to the east of the property is Stanley Terrace, which features larger two storey properties set back from the street and having front gardens with dwarf walls and metal railings.
• 1.2 The southern side of the street is occupied by the Primitive Methodist Chapel and the Philip Christian Centre, which are both Registered Buildings. The latter of these is a sandstone building with significant historic interest, having been built in 1860 as the Christian Street School, named after Peel expatriate Philip Christian who was at one time Warden of the Clothworkers' Guild. The street therefore has significant local interest, while featuring a variety of uses together with a variety of architectural styles and eras.
• 1.3 The property itself is the most easterly of a row of terraced properties with their front walls directly on the street. The property has two storeys, an artificial slate pitched roof, a painted smooth render front wall, white painted timber casement windows and a red painted timber front door that features two vertical glazing panels in its upper section.

2.0 THE PROPOSAL - 2.1 Proposal is to replace the existing windows on the front elevation with UPVC windows, casement at first floor (with a sliding sash appearance) and sliding sash at ground floor. The existing timber door is proposed to be replaced with a composite door, in colour and style to match existing.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Peel Local Plan of 1998 as Mixed Use and within the town's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. - 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:

• (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.

3.3 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. - 3.4 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.

4.0 PLANNING HISTORY - 4.1 The only planning history on the site, application 99/01897/B, approved the erection of a garage on land to the rear of the property itself, which is not thought relevant to the current application.

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application subject to a condition relating to highway works (13.8.2020). Given the nature of the proposals, it is not thought relevant to include this condition within any approval.

- 6.0 ASSESSMENT

6.1 The issue here is whether the proposed windows preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area. - 6.2 The proposed windows will be a different style to those currently in situ. Given the window styles in buildings of similar age elsewhere in the Conservation Area, the original windows were probably sliding sash rather than the casement windows currently in place. Planning Circular 1/98 advises that the method of opening should be the same as originally in place. It is likely that the original windows had been replaced before the area was designated as a Conservation Area. It is therefore judged that in this instance the policy within Planning Circular 1/98 regarding method of opening does not apply. During the assessment of the application, discussions have taken place with the applicant's agent in respect of the proposed windows styles. While the proposed first floor casements will have the appearance of sliding sash, the fact that they are casements will be obvious when open, and evident to all upon closer inspection when closed. The applicant has, however, confirmed that they do not wish to change the application proposals. - 6.3 Whilst the first floor windows would be preferable as sliding sash, the overall proposal to replace the existing windows with PVC casement units in a sliding sash style is judged to be acceptable. At ground floor level in particular, the proposals will be a significant improvement as the replacement door will be of very similar appearance to the existing door, whilst the sliding sash window will be more suitable than the current casement unit. It is therefore judged that the proposals will preserve the appearance of the Conservation Area.

7.0 CONCLUSION - 7.1 It is concluded that the application meets General Policy 2, as the proposals do not affect adversely the character of the surrounding townscape. Whilst the frames are not in a traditional material suggested by Environment Policy 34, Environment Policy 35 and Planning Policy Statement 1/01 are being met as the character and appearance of the Conservation Area are being preserved. It is therefore recommended that the application be approved.

8.0 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 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: 04.09.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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