Loading document...
==== PAGE 1 ====
20/00911/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00911/B Applicant : Robert David Christian Proposal : Installation of replacement windows and back door Site Address : 5 Duke Street Peel Isle Of Man IM5 1NG
Planning Officer: Mr Paul Visigah Photo Taken : 12.10.2020 Site Visit : 12.10.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.10.2020 __
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 planning application accords with the provisions set out in Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98.
Plans/Drawings/Information;
This approval relates to the Location Plan, Photographs, and Profile of Proposed windows and door, date stamped and received on 10th August 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of 5 Duke Street, Peel. The existing property is a two storey terraced dwelling located on the southern side of Duke Street. The
==== PAGE 2 ====
20/00911/B Page 2 of 4
property has three timber top hung casement windows on its front elevation with two situated on the first floor and the third situated on the right side of the timber entrance door.
1.2 The street scene is made up of a mixture of window designs as there is no uniform design of windows on properties along Duke Street. However, timber and uPVC casements windows are the dominant windows within the streetscene of Duke Street.
THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows and back door.
2.2 The existing timber top hung casement windows on the front elevation would be replaced with white uPVC top hung casement windows that would have similar appearance and method of opening.
2.3 The windows on the second floor of the rear elevation which are top hung timber casement windows would be replaced with UPVC top hung casement windows that would be similar to the replaced windows. On the ground floor, the existing Side Hung - Open/Fixed timber Casement Windows on either side of the rear entrance door would be replaced with white UPVC Side Hung - Open/Fixed Casement windows. Also, the timber panel door with glass panes would be replaced with a white UPVC composite door with glass panes.
2.4 The glazing sections of the proposed casements would be similar to the existing which are to be replaced.
PLANNING POLICY 3.1 The property lies within an area designated on the Peel Local Plan 1989 as Mixed Use. The site also lies within the town's Conservation Area. As such there is a requirement for development to preserve or enhance the character or appearance of the Area as set out in EP35 of the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man.
3.2 The 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 Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. Policy CA/2 states that:
"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 Planning Policy 1/98 (Policy 6): " Category (b) 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.
==== PAGE 3 ====
20/00911/B Page 3 of 4
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 site has not been the subject of any previous planning application that is considered relevant in the assessment and determination of this application.
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 the letter dated 28 August 2020.
5.3 Peel Town Commissioners have stated that they do not oppose in a letter dated 25 September 2020.
ASSESSMENT 6.1 The application site is located within an area of mixed use within the Peel Conservation Area. Given the nature of the proposed development it is appropriate to assess the impact of the proposal on the character of the existing building, the surrounding area, and particularly with regard to the character of the Peel Conservation Area.
6.2 The existing windows are timber casements, but it is likely that the original windows would have been painted timber sliding sashes, which means that the existing windows have been installed at a previous time. In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
6.3 If the timber sliding sashes were still in place then it would be unlikely that permission would be granted for casement windows. However, this is not the case here. Although the proposed windows would not be traditional sliding sashes, the glazing sections of the proposed casements would be similar to the existing windows which are to be replaced.
6.4 Whilst it would have been more appropriate for sliding sash windows to be installed in place of the existing casement windows, given that the property is a pre-1920 building, it is noted that Policy 6 of planning circular 1/98 gives preference to the design of windows in conservation areas and not materials used. This therefore, makes the use of upvc for the windows satisfactory. Moreover, the proposed replacement windows represents an enhancement on the existing windows since the existing windows are in poor form, and the replacements would preserve the correct proportions for windows on the application property and Duke Street; thus preserving the character of the Conservation Area.
6.5 It is also considered that the proposed door, although not a similar door to the existing would be a fitting replacement for the existing door which is currently in poor form. As well, the proposed door type is similar to other UPVC composite doors used within the Peel Conservation area. Besides, the proposed door would be installed on the rear elevation where there would be no public views to the door. As such, it is considered that the new door would preserve the character of the application property, as well as the Conservation Area.
CONCLUSION 7.1 For the above reasons, it is noted that whilst the proposed scheme would fail to comply with EP 34, the proposal is considered to accord with EP35, PPS1/01 and is recommended for approval.
==== PAGE 4 ====
20/00911/B Page 4 of 4
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: 16.10.2020
Determining officer Signed : S CORLETT Sarah Corlett
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.
Copyright in submitted documents remains with their authors. Request removal