180670

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                                      18/01252/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01252/B Applicant : Graham William Sayle Proposal : Replacement of existing sliding sash windows with UPVC sliding sash to front and UPVC casement units to rear, and replacement doors. Site Address : 7 Church Street Peel Isle Of Man IM5 1HN

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.01.2019 __

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. For the avoidance of doubt, all glazing bars must appear on the external face of the windows and must match those on the existing front elevation windows.

Reason: to ensure that the windows are appropriate to the character of the Conservation Area.

Plans/Drawings/Information;

This decision relates to the information, plans and photographs all received on 29th November, 2018 and 4th December, 2018. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE

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                                      18/01252/B                                     Page  2  of  3

1.1 The site is the residential curtilage of an existing terraced property which sits on the eastern side of Church Street in the heart of Peel and within its Conservation Area. The property is a three storey, relatively plain fronted dwelling with smooth rendered walls which are currently painted a light green colour. Each floor is separated on the front by a strong horizontal rails at first and second floor level which are characteristic of the majority of the properties in the street. Whilst the terrace appears quite uniform and consistent at first glance, on closer inspection, there are a few properties which contain angled bays which project out further than the remainder of the flat fronted properties.

1.2 The street has a mix of original and new sliding sashes, top opening casements, some of which subdivide the apertures into two halves and others with a top third opening proportion. The other side of the street has fewer casements and fewer projecting bays.

1.3 In terms of front doors, the street again has a mix of styles - many solid panelled but some with glazed top panels and a few more modern doors with more glazing and shaped and decorated glass.

1.4 The rears of the properties are less elegant with projecting outriggers of one and two storeys. Many of these outriggers have casement windows installed, the application property having retained its original timber framed sliding sashes.

THE PROPOSAL 2.1 Proposed is the replacement of the windows and doors with grey coloured uPVC frames and door in the front with the door being a solid six panel feature also in dark grey and the windows at the rear being white uPVC casements split into two equal halves one on top of the other. The existing glazing bars are to be replicated.

PLANNING POLICY 3.1 As the site lies within a Conservation Area development is required to either preserve or enhance the character or appearance of the area in accordance with EP35 and PPS1/01. Advice is also provided in Planning Circular 1/98 where it states:

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.

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.

PLANNING HISTORY 4.1 Planning approval was granted to the replacement of the front elevation windows to uPVC framed sliding sashes under 16/00914/B in either brown or white. Permission was also granted for the rendering of the front of the property and the additional use of a ground floor room for physiotherapy (95/01151/B and 16/01034/C).

4.2 A number of applications have been received for the replacement of sliding sash windows with new ones framed in uPVC - approved. A current application is being considered for the replacement of those in number 25/(18/00899/B): this has a different form of glazing to that in the application property with top opening top third casements with decorative glass in the upper lights and projecting bays.

REPRESENTATIONS

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                                      18/01252/B                                     Page  3  of  3

5.1 Peel Town Commissioners raise no objection (13.12.18) and Highway Services have no highway interest (07.12.18).

ASSESSMENT 6.1 The character of the Conservation Area is formed by many things and in this case, the general uniformity of the terrace in terms of the position and regularity of the windows and where these are fitted with sliding sashes, this contributes also to the rhythm of the buildings, regardless of whether the frames are timber or uPVC and with no particular over-riding colour. In terms of doors, these again do not form particularly important or striking elements of the character of the streetscene due mainly to the differences in colour and style but nevertheless the inclusion of panels and vertical glazing helps form a uniformity which benefits the streetscene.

6.2 What is proposed will not disrupt this character and is not dissimilar to what has already been approved here. The rear cannot be seen and the proposed windows will be the same as those in adjacent properties.

CONCLUSION 7.1 The proposal is considered to accord with the relevant Strategic Plan policies, PC 1/98 and PPS1/01 and is supported.

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) 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 03.01.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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