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16/00914/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00914/B Applicant : Mr William Roger Holden Proposal : Installation of replacement windows with uPVC sliding sash windows to front elevation Site Address : 7 Church Street Peel Isle of Man IM5 1HN
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 7 Church Street, a three storey mid terraced dwelling located on the eastern side of Church Street in Peel. The application site also lies within Peel Conservation Area.
1.2 The existing dwelling has a total of five windows within the front elevation, the ground floor window is made up of two separate sliding sash windows, while the windows at first and second floor are 50/50 split timber sliding sash windows.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows with uPVC sliding sash windows to front elevation.
3.0 PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Peel Local Plan as Predominantly Residential. The site also lies within a Conservation Area.
3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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."
3.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
3.4 Planning Circular 1/98 also contains advice about the replacement of windows:
"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.
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16/00914/B
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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."
4.0 PLANNING HISTORY 4.1 This property has not been the subject of any previous applications.
4.2 Additional use of a ground floor room as a physiotherapy treatment room - 16/01034/C - PENDING CONSIDERATION
4.3 Rendering to front of property to match adjacent dwellings - 95/01151/B - APPROVED
5.0 REPRESENTATIONS 5.1 Peel Town Commissioners do not oppose (received on 21.09.2016).
5.2 Highway Services comment that there are no highway implications (received on 18.08.2016).
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.3 The proposed windows would have the same method of opening as the originals and would retain the single glazing bar. It is considered that the proposed windows would preserve the character and appearance of the method of opening and glazing bar.
7.0 RECOMMENDATION 7.1 Accordingly, replacing the windows to the front elevation is considered to be appropriate and it is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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; (d) The Highways Division of the Department; and (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.
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16/00914/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.10.2016
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.
C 2. For the avoidance of doubt the application hereby approved for the installation of the sliding sash windows to the front elevation are on the basis on a 'like for like' basis in terms of the method of openings and the installation of an externally applied vertical bar to the first and second floor windows.
Reason: To ensure the satisfactory preservation of the Conservation Area
This approval relates to the submitted documents and drawing all received on 3rd August 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: 18.10.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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