Planning Officer Report Recommendation

Planning Officer Report And Recommendations {{table:15211}} Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of 2 Station Road, a three storey terraced dwelling sited on the northern side of Station Road south of St Peters Church, Peel. The property is adjoined by No. 4 (west) and No. 6 (east) Station Road. There is access to the rear of the elevation to the lower ground.

The Proposal

1. The planning application comprised the installation of replacement windows and door to the front of the dwelling.

Planning History

1. The application site has been the subject of one previous planning application which is considered specifically material to the assessment of this retrospective planning application:

PA 10/00930/B: Extension to rear elevation. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being mixed use under the Peel Local Plan 1989 (Planning Circular 6/89) within Peels Conservation Area. There are two policies within the written statement that accompanies the local plan, considered specifically material to the assessment of this retrospective planning application:

Policy 5.2 states: "The refurbishment and amalgamation of properties within the town will be encouraged"

Policy 5.4 states: "A policy of refurbishment and amalgamation of existing properties in the conservation area will apply in order to ensure the retention of historic areas by the alternative use of buildings in these areas"

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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."

1. Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. Part 6 Category b) 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"

REPRESENTATIONS

1. At the time of writing there have been no written representations regarding this planning application.

ASSESSMENT

1. This retrospective planning application seeks the approval for the installation of replacement timber framed sliding sash windows and door to front elevation to replicate the existing on the dwelling. The windows needed replacing as they had become severely decayed and were beyond economic repair.

1. The main issue to consider in the assessment of this planning application is the impact of the development on the conservation area. Planning Circular 1/98 is crucial in the assessment of this planning application. The existing windows on the application are all 50/50 split sliding sash with an additional 50/50 split in each window on the second floor and with a further vertical split on the ground floor window. There are no splits in the windows on the third floor windows. The windows have been replaced with the same style on all floors of the elevation except for the ground floor which has not matched the existing by leaving out the vertical glazing bar. Although this does not match the existing window or the last part of Planning Circular 1/98, it is not considered to be a major issue as the windows do have the same opening method as the original windows. The existing door on the dwelling was all white and wooden with a 50/50 split window pane above. The new door is hardwood with a window in the top section with two horizontal and two vertical glazing bars. The window above is now a single glass pane. The door has kept with a white painted frame as was the existing. The development is not considered to affect public or private amenity. It is concluded that the development was in accordance with Policies 5.2 and 5.4 of the Peel Local Plan 1989, General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and sections of Planning Circular 1/98.

1. The proposal is not considered to affect any other obvious material planning consideration.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority is, Peel Town Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 06.01.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing numbers WL/11/1222/1 and WL/111222/2 date stamped 8th December 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 18.1.2

Determining officer (delete as appropriate)

Signed : ☑ Anthony Holmes Senior Planning Officer

Signed : ☑ Michael Gallagher Director of Planning and Building Control

Signed : ☑ Sarah Corlett Senior Planning Officer

Signed : ☑ Jennifer Chance Development Control Manager