Loading document...
==== PAGE 1 ====
15/01337/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01337/B Applicant : Mr Tony Garland Proposal : Alterations, installation of replacement windows, replacement of rear ground floor bathroom with a conservatory and roof light alterations to dwelling Site Address : 6 Circular Road Peel Isle Of Man IM5 1ND
Case Officer : Mr Edmond Riley Photo Taken : 06.01.2016 Site Visit : 06.01.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of a two-storey, mid-terraced dwelling located on the southern side of Circular Road in Peel. The site also lies within Peel Conservation Area. It has a small rear yard with a ground floor bathroom projecting rearwards from the rear elevation and alongside a larger and more prominent outrigger that provides for a kitchen. To the front elevation the dwelling has sliding sash windows that do not appear to be original to the building but at ground floor has a double sash not atypical of many such dwellings, although the pied colour of the hand-painted frames (matched on the front door) is rather more unusual. To the rear are bottom- hung casement lights and also a rooflight, albeit that this is actually only shown 'to be removed' on the Proposed Elevation drawing.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for various alterations, to include:
o the conversion of the existing bathroom to a conservatory, with French doors opening onto the yard; o the installation of a new soil pipe to the rear elevation, with the exact position of this to be determined on site - albeit that this is not considered to be of a scale to be 'development'; o the replacement of all the front windows with heritage-style uPVC sliding sash lights; o the removal of the existing rear roof light and its replacement with another, non-centrally positioned conservation-style rooflight; o the installation of a pair of conservation-style rooflights to the front roof pitch, and o the re-rendering of both the half-chimney stacks within the application site.
2.2 Also shown on the plans is the re-organisation of the rooms internally though this does not in itself comprise development as the works are internal and the building not Registered.
3.0 PLANNING HISTORY
3.1 The application site has not been the subject of any previous planning applications considered to be of material relevance to the assessment of the current proposal. There have been a number of applications for replacement windows along Circular Road in the vicinity of the application site; most windows are sliding sash.
==== PAGE 2 ====
15/01337/B
Page 2 of 4
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is located within an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the site also lies within the Peel Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
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; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.3 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."
4.3 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 originals, but not necessarily the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS
5.1 The Department of Infrastructure Highway Services team and Peel Town Commissioners offered no objection to the application on 15.12.2015 and 22.12.2015 respectively.
6.0 ASSESSMENT
6.1 The majority of properties along Circular Road have sliding sash windows with only a handful exhibiting casements. The windows that would be replaced are probably not the original windows albeit that they are appropriate in terms of opening mechanism and glazing bars and, through the unusual painting scheme, offer an interesting character. As the new proposed windows would have a similar appearance and replicate the opening method of what would have been the original windows, though, and noting that the colour could be changed without the submission of a planning application in any case, it is concluded that the proposed windows would satisfactorily preserve the visual appearance of the dwelling within the streetscene and in turn the Conservation Area. This element of the proposal would also meet with the provisions of Planning Circular 1/98.
6.2 The rooflights would be appropriate to a Conservation Area in proportion and in offering central glazing bars. They, too, meet the requirements of EP35.
==== PAGE 3 ====
15/01337/B
Page 3 of 4
6.3 The alteration proposed to the rear would not be visible from public viewpoints and therefore would have no material impact on the Conservation Area. In any case, the nature of the works proposed are fairly minor and judged to be a preservation of the appearance of the dwelling such that even if the works were visible they would remain acceptable. It is noted that the dwelling would retain another bathroom as well such that the loss of one is not of specific concern. This element of the proposal also accords with GP2 as well as EP35.
7.0 RECOMMENDATION
7.1 For the reasons set out above, the planning application is deemed acceptable and is therefore recommended for approval.
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 Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; o The Highways Division of the Department of Infrastructure; and o The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.01.2016
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.
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.
The development hereby approved relates to the drawings reference 15/2501/01 and 15/2501/02 as well as the rooflight detail, all date-stamped as having been received 10th December 2015.
==== PAGE 4 ====
15/01337/B
Page 4 of 4
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: 11.01.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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