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                                      19/00851/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00851/B Applicant : Mr John Parsons Proposal : Installation of replacement windows to front elevation Site Address : 25 Church Street Peel Isle Of Man IM5 1HN

Planning Officer: Mr Paul Visigah Photo Taken : 14.08.2019 Site Visit : 14.08.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.09.2019 __

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. Prior to the replacement of any windows containing leaded lights at 25 Church Street, Peel, a sample of the replacement decorative leaded lights to be installed must be provided to and approved by the Planning and Building Control Directorate and the windows must be installed according to the approved details.

Reason: To ensure that the replacement window features are a close replica of the existing in the interest of the character and appearance of both the site property and the street scene as per General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the Location plan, Elevation drawing, Proposed Window Design and Photographs date stamped and received 29 July 2019.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

SITE 1.1 The site is the residential curtilage of 25 Church Street, Peel. It is a 2 storey terraced dwelling within the Peel Conservation Area. The street scene is characterised by similar dwellings, the houses along this part of Church Street mainly feature sliding sash or casement, sash effect windows, with some in timber and some in uPVC.

1.2 In terms of finish, the building has a painted masonry render, with the upper sections of the sliding sash windows featuring decorative leaded light sash panes which are unusual within the street scene. The wooden entrance door on the front elevation is a design that is reminiscent of the street scene, although its dark green colour makes it distinct.

PROPOSAL 2.1 The proposal is for the installation of replacement windows to the front elevation. The works will replace the existing timber sash windows with double glazed UPVC vertical sliding sash windows. The decorative leaded light sash panes on the upper sections of the existing windows will be retained on the replacement UPVC windows since these are the distinctive features of the dwelling which makes it stand out6 on the street scape and the conservation area. The glazing bars and the method of opening will be retained as with the original windows.

PLANNING POLICY 3.1 The site is in an area designated as 'Mixed Use' on the Peel Local Plan 1989. The site is also situated within the Peel Conservation Area.

3.2 As the site is within an area zoned for development the key policy relevant to this proposal is contained within The Isle of Man Strategic Plan 2016, specifically:

3.2.1 General Policy 2 (Development in accordance with the land-use zoning);

"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. "

3.3 As the site is within Selborne Drive Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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."

3.4 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."

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3.5 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is a consideration: "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 originals, but not necessarily the original method of opening, whatever the material used in their construction."

PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications, one of which is considered to be materially relevant to the application.

3.2 PA 18/00899/B - Installation of replacement windows

Note: This application was refused based on the fact that the proposal would result in the loss of attractive and uncommon timber decorative sash windows on the front elevation of the dwelling. Since these windows are an important detail of the house and make a positive contribution to the conservation area, their loss would fail to preserve or enhance the character and appearance of the conservation area and as such the proposal was deemed contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Circular 1/98 'The Alteration and Replacement of Windows'.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 9 August 2019.

5.2 Manx National Heritage although consulted on 7 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.3 Peel Town Commissioners although consulted on 7 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

ASSESSMENT 6.1 The key consideration in the assessment of this proposal is the impact on the character and appearance of the building itself, the surrounding area, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98 as set out in section 4 of this report.

6.2 Planning Circular 1/98, as outlined in 4.6, is clear in the requirements regarding the replacements of original windows which are in place. In this instance, the timber sliding sash windows on the front elevation are the original windows - judging by the appearance of the existing windows and the distinct decorative leaded light sash panes. The proposed replacements which are UPVC would be sliding sash and will retain the decorative leaded light sash panes; and as such would more closely replicate the originals. Moreover, these windows would feature the same section of glazing bars as well as the same frame sections as the originals.

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6.3 The proposed replacement of existing wooden sliding sash windows on the front elevation with uPVC sliding sash windows accords with the relevant provisions of Planning Circular 1/98. This is considered to be a significant contribution to the character and appearance of the building, the street scene and the Conservation Area. As such, the proposed development is concluded to be acceptable.

CONCLUSION 7.1 The proposal complies with General Policy 2 and Environmental Policy 35 of the 2016 Strategic Plan, and Policy CA/2 in Planning Policy Statement 1/01 in preserving the special character of the Conservation Area; it also does not contradict the requirements on window replacements in conservation areas as outlined in Planning Circular 1/98. Whilst traditional windows are preferred, the proposal is acceptable and recommended for approval.

INTERESTED PERSONS 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) 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.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 26.09.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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