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18/01201/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01201/CON Applicant : Department Of Infrastructure Public Estates And Housing Proposal : Registered Building consent for the installation of two replacement doors and windows (in association with 18/01200/GB) Registered Building Nos. 270 Site Address : Harbour Office And IOM Coastguards Station Corner Of East Quay And Crown Street Peel Isle Of Man IM5 1AR
Planning Officer: Mr Owen Gore Photo Taken : 28.02.2019 Site Visit : 28.02.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 23.04.2019 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The applicant has not adequately demonstrated that the repair of the existing, original timber windows and timber doors would impractical enough to as to provide circumstances that are so exceptional as to justify a relaxation. Regardless, the proposed replacements will remove original features of special architectural or historic interest, which it currently possesses and replaces them with ones constructed out of unsympathetic materials. The proposed works would have a substantial, harmful impact on the Registered Building contrary to Environment Policy 32 of the Isle of Man Strategic Plan 2016, Policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Planning Circular 1/98.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site comprises of the curtilage of Registered Building (No.270), which is a Harbour Office that is attached to the Coastguard's office, located on the corner of Crown Street and East Quay and within the Peel Conservation Area.
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1.2 This Registered Building consent is linked to planning application ref: - 18/1200/GB.
THE PROPOSAL 2.1 The proposal is for two replacement windows to the first floor and the replacement of two external doors. The existing windows that are to be replaced are on the Crown Street elevation, which is a rendered section that is set back from the main stone building. These windows are single glazed, timber sliding sash windows, one of which includes a glazing bar; these are to be replaced with uPVC sliding sash windows.
2.2 The doors to be replaced include the door facing onto Crown Street and a rear door away from the highway; these are both timber doors and are proposed to be replaced with a composite door with timber finish and port-hole type window in the case of the former and a uPVC door with glazing in the top and bottom panels in the case of the latter.
PLANNING POLICY 3.1 The application building and site are located within the Peel Conservation Area and the building is Registered.
3.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of the accompanying planning application 18/01200/GB it is considered that the Strategic Plan contains policies that are specifically material to the assessment of this current planning application.
3.5 Environment Policy 32 concerns extensions or alterations to a Registered Building and states that proposals that would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
3.6 Planning Policy Statement 1/01 contains several policies applicable to the consideration of this application. Policy RB/3 provides the general criteria that are applied in considering registered building applications.
3.7 Policy RB/5 'Alterations and Extensions' is also relevant. This policy states that 'In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses'.
3.8 Planning Circular 1/98 - The Alterations and Replacement of Windows states that for category a) Registered Buildings, 'If the original windows are still in place they should preferably be repaired. If repair is impractical, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where particular circumstances are so exceptional as to justify a relaxation'. PLANNING HISTORY 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Peel Town Commissioners have commented on this application and stated that they object to this and the linked application, stating that 'traditional materials should be used for the window frames on this historic building which is situated in a highly visible prominent location', in the email dated 13 December 2018.
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5.2 The Registered Building Officer was consulted on this and the linked application and provided verbal comments to confirm that the proposed replacements would be unacceptable; unfortunately these were not provided as written comments prior to the officer leaving the Department.
5.3 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest, in the letter dated 23 November 2018.
ASSESSMENT 6.1 The proposal is to replace the likely original timber framed windows, which are two of the last remaining timber windows on the Registered Building, and two timber doors with uPVC/composite replicas.
6.2 As stated in the above policy section the strategic plan policies require development proposals to protect or enhance the fabric of Registered Buildings and their character as a building of special architectural or historic interest, stating that proposal that will detrimentally affect these will not be permitted. The additional Planning Policy Statement 1/01 also emphasises 'the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses'.
6.3 As a specific guide for replacement windows and doors, Planning Circular 1/98 states that 'If the original windows are still in place they should preferably be repaired. If repair is impractical, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where particular circumstances are so exceptional as to justify a relaxation'.
6.4 As stated in the circular the initial emphasis should be repairing the original windows and their frames, which is in essence is the first test. If repair is impractical, which the applicant is required to demonstrate, then the replacement windows must be the same as the originals in all respects.
6.5 The applicant has not provided any details of the existing windows in terms of the current condition and has not provided any justification for the proposed removal and replacement. At the time of visiting site both windows seemed to be in good condition. Likewise details of the existing doors have not been provided, in terms of the current condition, nor has a justification for the proposed removal and replacement. As visible from the highway, the existing door seemed to be in good condition as was the majority of the frame, although there was some minor damage to the bottom of the frame where it meets the step.
6.6 The applicant has not adequately demonstrated that repair is impractical. Regardless, the proposal is unacceptable as it removes original features of special architectural or historic interest which it currently possesses and replaces them with unsympathetic materials that are contrary to the Planning Circular 1/98.
CONCLUSION 7.1 The proposed works would have a substantial, harmful impact on the Registered Building contrary to Environment Policy 32 of the Strategic Plan, Policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Planning Circular 1/98.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
o The applicant, or if there is one, the applicant's agent;
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o The owner and the occupier of any land that is the subject of the application; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
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 : Refused Date: 24.04.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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