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16/01064/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01064/B Applicant : Albert Edward Laurence Blann/Dorcas Costain-Blann Proposal : Removal and installation of new windows. Site Address : 3 Christian Street Peel Isle Of Man IM5 1NW
Case Officer : Mr Edmond Riley Photo Taken : 18.10.2016 Site Visit : 18.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 3 Christian Street, Peel, which is a two- storey, mid-terraced dwelling sited on the northern side of the highway and within the Peel Conservation Area.
1.2 The building would presumably once have had a shop at the ground floor - evidenced to some degree by the large window here. Also at ground floor, in addition to the front door, is a single window with a sill but which is fitted with a single-glazed panel that may or may not be openable. The other four windows - all at first floor - in the dashed-render front elevation are also different to one another. Three appear to have top-opening casement lights installed, but only two of these have a sill beneath, while the fourth window appears to be non-opening: each light does, however, have a fairly consistent frame arrangement in a roughly 33/66 split.
1.3 The window frames appear to be timber.
1.4 The reveals of the windows are also different, indicating that the building may have been once two separate properties as the frontage presented is neither symmetrical nor traditional.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the installation of replacement windows to the front elevation, with the exception of the bow window. Although the submitted application does provide details for a window proposed for a replacement bow window, the agent subsequently confirmed that this was a misunderstanding on their part and, in fact, the applicant intends to keep the bow window as it currently is.
2.2 The proposed windows would all be top-opening casements with a 50/50 split. The agent to the application was contacted with a view to understanding whether or not sliding sash windows had been considered. He responded as follows:
"Our client requested that he wished to replace the existing timber casement windows with Veka white PVCu window, all to incorporate centre split top openers with fixed section below. This consistent style would enhance the existing appearance of the property and also create minimal maintenance.
"I can confirm that the original internal reveals are set up to accept casement styled windows, this gives mean indication that the original windows were in fact casement and not sliding sash."
3.0 PLANNING HISTORY
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16/01064/B
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3.1 PA 14/01129/B sought approval for replacement windows in the rear elevation of the dwelling. This was approved but it is not known if it has been implemented. It is worth noting the case officer's assessment of the application as the points raised are not altogether dissimilar in respect of this application:
"Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved for example the implementation of doors and traditionally styled windows.
"The existing windows are not traditional and are certainly not of any architectural merit. The installation of the UPVC framed windows proposed would provide a tidy and uniformed window appearance to this elevation of the property, particularly at first floor level. In addition there are a number of properties within and around Christian Street that have UPVC windows installed so the principle of UPVC windows within the locality is accepted.
"Given that the existing windows and the rear of the property are not readily visible from the public thoroughfare it is considered that the proposal would not have an adverse impact upon the character and appearance of the Peel Conservation Area."
4.0 PLANNING POLICY 4.1 The application site is in an area zoned as Mixed Use on the Peel Local Plan, and also as mentioned sits within the Peel Conservation Area.
4.2 The Strategic Plan contains two policies that are considered specifically material to the assessment of this current planning application.
4.3 General Policy 2 states, in part: "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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."
4.4 Environment 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."
4.5 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.
"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."
5.0 REPRESENTATIONS
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16/01064/B
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5.1 Peel Town Commissioners offered no objection to the current planning application on 17/10/2016.
6.0 ASSESSMENT 6.1 The application site is a prominent one within the Peel Conservation Area. The buildings either side have sliding sash windows as would ordinarily be preferred within a CA, although it is noted that the newer building opposite unfortunately has been constructed with top-opening casement lights.
6.2 That said, it is also noted that the existing property has a somewhat disordered principal elevation in terms of the size, style and appearance of its window frames. A semblance of order in terms of the transoms would be welcome, and the balance in this case must be the extent to which the loss of timber and the insertion of uPVC is acceptable against the intention to regularise the appearance of the windows across the front elevation.
6.x The applicants' agent was contacted with a view to seeking sliding sash frames instead of the casements originally proposed. The dwelling would appear to have been constructed with casement windows, which is somewhat unusual for a dwelling of this period. There are no details on whether or not the casement windows would have been top- or side-hung, which is unfortunate, but in any case the proposal is considered to represent a slight improvement in the appearance of the dwelling's front elevation overall. Therefore, while the application might not comply with Circular 1/98, it is considered to comply with Environment Policy 35.
7.0 RECOMMENDATION 7.1 In view of the - on balance - favourable findings on the key issue, it is recommended that the application be approved.
7.2 A condition restricting the approval to exclude any alterations to the bow window is recommended on the basis that this is not intended to form a part of the application, and this element of the scheme would require further consideration and possible amendment in order to be acceptable in any case.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; o Highway Services of the Department of Infrastructure, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.12.2016
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.
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Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. For the avoidance of doubt, the approval hereby issued does not extend to the replacement of the large, ground floor bow window, and no replacement of this window shall be conferred by this planning approval.
Reason: this element of the scheme would require further clarification and possible amendment in order to be judged acceptable, and it is noted that the applicant does not intend to install a replacement window here at this time.
The development hereby approved relates to the Site Plan (scale 1:500) and three drawing sheets showing the proposed replacement windows, all date-stamped as having been received 12th September 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 09.12.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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