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17/00867/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00867/B Applicant : Miss Andrea Lamb Proposal : Installation of replacement windows to front and rear elevations Site Address : 10 Orry Lane Peel Isle Of Man IM5 1NN
Case Officer : Miss Lucy Kinrade Photo Taken : 25.09.2017 Site Visit : 25.09.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.10.2017 __
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.
C 2. For the avoidance of doubt the application hereby approved requires the installation of external stuck glazing bars to the ground & first floor sliding sash windows to the front elevation.
Reason: To ensure the satisfactory preservation of the Conservation Area
Plans/Drawings/Information;
This approval relates to DPM quotation date stamped and received 10/10/2017 and Site Plan and existing front and rear elevation photographs date stamped and received 14/08/2017. __
Interested Person Status - Additional Persons
NONE __
Officer’s Report
THE APPLICATION SITE
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17/00867/B Page 2 of 4
1.1 The site is the residential curtilage of 10 Orry Lane, Peel an existing two storey terraced property located on the western side of highway. Number 10 has a front elevation facing directly onto Orry Lane and a rear elevation joining with a rear yard and a private parking area accesses from Douglas Street.
1.2 The front elevation comprises a front door and a single window at ground floor and two windows vertically proportioned above. These windows are timber sliding sash.
1.3 A window at ground floor is a 50/50 opening method with glazing bars creating 6 panes top and bottom.
1.4 At first floor the windows are 70/30 with glazing bars creating 3 panes on top and 6 below.
1.5 On the rear elevation the dwelling has two windows, a casement bottom opening UPVC window at ground floor and at first floor a timber sliding sash 70/30 with glazing bars matching those on the front elevation. 1.6 The application site is within the Peel Conservation Area.
THE PROPOSAL 2.1 The current application proposes the replacement of the existing timber sliding sash windows on the front elevation with new UPVC windows with like for like 70/30 opening method at first floor and 50/50 opening method on ground floor. All of the windows will have glazing bars to match the existing glazing bars.
2.2 At the rear the proposal includes the replacement of the existing first floor window with a new 70/30 UPVC sliding sash but with no glazing bars proposed.
2.3 No replacement is proposed for the existing ground floor rear bottom opening UPVC window.
2.4 The proposal now comes following discussion with both the applicant and the window manufacturer as the original proposal was not considered acceptable.
PLANNING HISTORY 3.1 The application site has been subject to 3 previous planning applications;
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 also located within the Peel Conservation Area.
4.2 Given the nature of the proposal Environment Policy 35 of the Isle of Man Strategic Plan 2016 is considered specifically material to the assessment of the current planning application along with Planning Circular 1/98:
4.3 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."
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17/00867/B Page 3 of 4
4.4 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."
REPRESENTATIONS 5.1 Peel Town Commissioners indicated no objection to the original application. 09/10/2017. Although no comments have been sought since the amended scheme it is clear that the proposal now is an improvement above and beyond the original scheme.
ASSESSMENT 6.1 The original submission sought approval for the removal of the front elevation windows and one rear elevation window and their replacement with four new UPVC 50/50 sliding sash opening method windows with no glazing bars.
6.2 The Strategic Plan states that any development within a Conservation Area must either preserve or enhance the character. The replacement of sliding sash for sliding sash is always sough and there is a general level of acceptability of replacing timber with modern UPVC alternatives. However it was considered that the loss of the opening methods between each of the windows and the glazing bars in this instance had a significant impact on the visual appearance of the property and the surrounding streetscene. The proposal was not considered sufficient to meet the key tests of EP35.
6.3 Following discussions with the applicant a compromise was sought. A revised window schedule was submitted detailing the like for like appearance of the windows on the front elevation (70/30 opening method at first floor and 50/50 opening method at ground floor). All of the front elevation windows were proposed to have glazing bars matching the pattern of the existing. In order to achieve full aesthetical appearance on the front elevation it was considered that the rear first floor window could be installed with the 70/30 sliding sash opening method but without the detailed glazing bars.
CONCLUSION 7.1 Following the submission of the revised window schedule the application now replicates the existing front elevation windows of 10 Orry Lane (albeit in UPVC) the character and appearance of the front elevation is preserved in line with EP 35.
7.2 While the window at the rear has lost its glazing bar pattern it has sought to retain the sliding sash opening method. This rear elevation is not readily visible from public thoroughfare and as such the character of the Conservation Area will not be significantly adversely impacted by loss of the glazing bars to warrant a refusal.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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)
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Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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: 16.10.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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