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17/00183/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00183/B Applicant : Jeremy Paul Christian Proposal : Replacement of existing pvc windows at ground and first floor on front elevation, and replacement of existing rear pvc door and existing front composite door Site Address : 14 Patrick Street Peel Isle Of Man IM5 1BR
Case Officer : Miss Lucy Kinrade Photo Taken : 30.03.2017 Site Visit : 30.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 14 Patrick Street, Peel an existing 3 storey mid terrace property situated on the northern end of Patrick Street and adjacent to the junction with Boilley Spittal road. The property faces directly on to the main highway.
1.2 On the front elevation there is one large window and a front door at ground level, two windows at first floor level and two windows at second floor level. Those on the ground and first floor are 50/50 casement windows with top opening mechanism. The top floor windows are slightly smaller with smaller sized top openers.
1.3 At the rear of the property there is a small enclosed yard which is accessed from the small outlet at the rear by a single upvc door.
1.4 The site lies within the designated Peel Conservation Area.
2.0 THE PROPOSAL 2.1 The current planning application proposes the removal of all the ground and first floor windows and door from the front elevation and their replacement with like for like upvc windows which replicate exactly the method of opening and glazing pattern. The front door will be replaced with a new composite alternative.
2.2 The door on the rear will also be removed and replaced with a like for like upvc door to match existing.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of two previous planning applications; PA 13/00513/B for the erection of timber decking in rear yard (retrospective) which was granted full approval, PA 07/00944/B for the installation of replacement windows and doors to front elevation and PA 06/00792/R for the installation of French doors at the rear both which were granted full approval.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the application site is within the Peel Conservation Area.
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17/00183/B
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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 indicated that they have no objection to the current application.
6.0 ASSESSMENT 6.1 The application seeks approval for the removal of the existing front elevation windows and front door and the replacement of the door at the rear with new. The fundamental issues to consider in the assessment of this planning application are the impact of the proposed development on the character and appearance of the existing dwelling, the impact of the proposal on the surrounding area and local environment and whether the proposal would preserve or enhance the Conservation Area in which the property stands.
6.2 The Strategic Plan states that development in a Conservation Area must either preserve or enhance the character of the existing property and the designated conservation area in which the property sits. In this instance the application is removing a number of the existing fenestration elements and two access doors and replacing them with new like for like elements that will match exactly what is in situ now. It is considered that the replacement of the windows and door will preserve the Conservation Area in line with Environmental Policy 35. It is not expected that the proposal will impact the amenities of the neighbour or alter the visual appearance of the property
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17/00183/B
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from the street scene. It is expected that the new windows will help towards improving the overall thermal efficiency of the dwelling and help reduce waste energy. 7.0 RECOMMENDATION 7.1 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; (d) Highway Services Division of Department of Infrastructure, 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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.04.2017
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.
This approval relates to window quote number Q20244D and associated photographs and site location plan all date stamped and received 15/02/2017.
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: 11.04.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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