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16/01181/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01181/B Applicant : Alan Patrick Bailey Proposal : Installation of replacement windows Site Address : 6 Lyndale Avenue Peel Isle of Man IM5 1JY
Case Officer : Miss Lucy Kinrade Photo Taken : 08.12.2016 Site Visit : 08.12.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 6 Lyndale Avenue, a two storey mid terraced dwelling sited on the south eastern side of Lyndale Avenue in Peel. The front elevation of the property has a red brick finished at ground floor level and a pebble dash render at first floor level.
1.2 The existing windows at first floor level are rosewood in colours and finished with a UPVC frame these have recently been replaced under approved PA 10/01792/B.
1.3 The existing bay window on the ground floor is finished with a timber frame and is rosewood in colour. This has 4 glazed sections on the front and one glazed section at either side, with each section split by a decorative top pane which has a distinct glazing pattern and use of red and green colours.
1.4 The site lies within the designated Peel Conservation Area.
2.0 THE PROPOSAL
2.1 The current planning application seeks approval for the replacement of the front bay windows with a new rosewood UPVC window that will replicate like for like the existing glazing bar pattern and window panes of the existing bay window. This will also include matching like for like the decorative pattern and colours within the top glazing panes.
2.2 The proposed windows will match the windows on the first floor and the lower panes are proposed to be toughened glass.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of two previous planning applications; both are considered materially relevant to the assessment of this current planning application. These are PA 10/01792/B for the installation of replacement first floor windows on the front elevation and PA 10/01795/B for the installation of patio doors to replace existing rear elevation window. Both were approved in 2011.
4.0 PLANNING POLICY
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4.1 In terms of local plan policy, the application site is in an area zoned as "Residential" under the Peel Local Plan 1989. As previously mentioned, the application site is within the Peel Conservation Area.
4.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:
4.3 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:
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; n) is designed having due regard to best practice in reducing energy consumption."
4.4 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."
4.5 With regard to the nature of the proposal we can also consider elements of the Isle of Man Planning Circular 1/98: The Alteration and Replacement of Windows which sets out and provides guidance policies in respect of the alteration or replacement of windows.
4.6 Planning Circular 1/98 - 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
5.1 Peel Town Commissioners have no objection to the current planning applciation (15/11/2016).
6.0 ASSESSMENT
6.1 The application seeks approval for the installation and replacement of the ground floor bay window on the front elevation of 6 Lyndale Avenue. The fundamental issues to consider in the assessment of this planning application are;
(i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and local environment, (iii) whether the proposal would preserve or enhance the Conservation Area in which the property stands.
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6.2 The existing timber frame fenestration is unlikely to be original, but the glazing pattern and design is and commended to be notable feature of the street, but very few properties remain with timber construction and framing. The majority of the properties have, over the years, had their windows and doors replaced with replica UPVC, as much as the replacement with timber to match the existing would enhance the area there is an understanding and acceptability of the replacement of timber with a modern uPVC equivalent.
6.3 Although not timber framed the proposed UPVC replacements are proposed to match the existing opening methods and the glazing bar design and glazing pattern of the top windows like for like. By retaining the visual appearance of the existing property the application shall preserve the Conservation Area in which the property sits in compliance with EP35.
6.4 There shall be little to no impact on public amenity and the overall character of the Conservation Area is preserved and the proposed bay window will conform to the Department's policy on replacement windows and is overall considered acceptable.
6.5 The new proposed windows should provide an improved thermal skin, promote good insulation and therefore reduce energy consumption.
6.6 The proposed replacement bay window would be fixed as existing and would have a rosewood UPVC finish to match the existing windows on the front elevation of the dwelling which would contribute towards retaining a uniform appearance throughout the front elevation and preserve the appearance of the properties as view within the street scene.
7.0 RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the provisions of Planning Circular 1/98. It is therefore recommended that the planning application be approved.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (e) 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: 08.12.2016
Conditions and Notes for Approval: C : Conditions for approval
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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.
C 2. The proposed bay window to be installed must be rosewood in colour.
Reason: To match the existing windows of the property and to preserve the Peel Conservation Area.
This approval relates to the site and location plan and photographs of the existing property all date stamped and received on 17th October 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: 13.12.2016
Determining officer
Signed : C BALMER
Chris Balmer
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.
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