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17/00176/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00176/B Applicant : Mrs Jenna Smith Proposal : Installation of two replacement windows and a first floor door to rear elevation Site Address : 20 Market Street Peel Isle Of Man IM5 1AD
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 20 Market Street, Peel a three storey mid- terrace property located within the centre of Peel town. The front elevation of the property faces directly onto Market Street, whilst the rear of the property faces into a rear yard area where a number of other properties also back on to.
1.2 At the rear of the property there is an existing timber framed door with a solid panel base and glazing above, one single pane window with top opening hinges and another Georgian style window with 6 pane glazing bar design with a top opening window.
1.3 The site lies within the designated Peel Conservation Area.
2.0 THE PROPOSAL
2.1 The current planning application proposes the removal and replacement of the rear door and two windows with new. The windows will be replaced like for like albeit the method of opening will change and the material finish will now be white UPVC. The single pane window is now proposed to open outwards whilst the Georgian window will now have a bottom opening window.
2.2 The new rear door will be a UPVC large single pane glazed door providing access in to the rear yard.
3.0 PLANNING HISTORY
3.1 There have been a number of applications for the site over the years, a number of which relate to the conversion and use of the building although none are considered relevant in the determination of this application.
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.
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:
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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:
"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 do not object to the current application. 15/03/2017
5.2 The Department of Infrastructure have indicated that there is no highways interest. 17/03/2017
6.0 ASSESSMENT
6.1 The application seeks approval for the replacement of the existing rear door and two rear windows. The locations of the three elements at the rear of the property are near impossible to see from any public highway and limited visibility is only from the rear of neighbouring properties. There are no impacts from the proposal on the streetscene.
6.2 Although the application proposes to replicate the glazing pattern on both the windows, the material finish and opening method has been altered, given the location at the rear of the property it is not expected that their replacement with new will impact the character of the Conservation Area and their replacement is likely to go unnoticed by many.
6.3 Whilst the windows replicate the glazing pattern of what was there originally the new door does not. The timber frame half glazed door is to be replaced with a fully glazed UPVC alternative. Given the confined nature of the rear of the properties in this area it is expected that the full glazed new door is to be installed for daylighting purposes of the internal space within. As the door is at the rear it is not expected that this installation will impact the Conservation Area or the amenity of the neighbours.
6.4 It is expected that the installation of the new windows and door will work towards improving the thermal efficiency of the dwelling and reduce waste energy.
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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: 04.04.2017
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 Spectrum Windows Quote, Site Plan. Associated Photographs and email correspondence 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: 04.04.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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