200559

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00684/B Applicant : Mr Michael James Durber Proposal : Installation of replacement windows Site Address : 8 Mona Street Peel Isle Of Man IM5 1HJ

Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.07.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposals are considered to preserve the Conservation Area and as such comply with Environmental Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the following drawings and details all received 13.06.2024: o Location plan o Site plan o Covering letter regarding the windows application o Quote from LD Glazing showing exact measurements/types of windows to be installed

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Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 8 Mona Street, Peel and relates to the installation of replacement windows in the front and rear at both ground and first floor levels of this mid terraced dwelling which is a two and half storey property located on the -western side of Mona Street. The property has single glazed windows at present and lies within the Peel Conservation Area.

2.0 THE PROPOSAL

2.1 This current planning application seeks approval for the Installation of replacement windows with UPVC double glazed windows in the same style and with the same aperture shape as the existing windows. The windows proposed to be replaced are located at ground and first floor levels in the front and rear elevations.

2.2 The front windows are to be sliding sash replacements to reflect the original windows. At the rear of the property on the top (2nd floor) casement windows are proposed to allow for fire escape, with full opening windows which will look like the original windows. On the rear first floor sliding sash windows are proposed (same as the front of the property) which will also act as fire escapes. On the ground level will be two casement windows with one half opening.

3.0 PLANNING HISTORY

3.1 There are previous no planning applications of relevance

4.0 PLANNING POLICY

4.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use and within the town's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The property is in an area at medium risk of surface water flooding.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."

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."

5.0 REPRESENTATIONS

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5.1 DOI Highways - no highways interest. 21/06/24.

5.3 No third party representation had been received by the report drafting stage. (23/07/24).

6.0 ASSESSMENT

6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.

6.2 With the appearance of many buildings strongly influenced by the detailing of their windows and doors; the replacement of the existing front windows with UPVC sliding sash windows, with external and internal finishes to match those of the existing windows. The submitted window details are generally considered to be acceptable within a Conservation Area. With this application the windows to be replaced are on the front, side and rear elevations of the property. The main front windows which have a visual contribution will be sliding sash windows which replicate the originals.

6.3 The new windows are considered to be of sufficient quality and appearance to contribute to the overall character of the dwelling. It is considered that they would contribute to the preservation of the character and appearance of the Conservation Area through good building maintenance.

6.4 In conclusion, it is considered that the proposal is acceptable in that it would not detract from the existing appearance and character of the dwelling house in this location; nor would it unduly harm the character and appearance of the Peel Conservation Area. As such, the proposed replacement openings are considered to be acceptable and would not conflict with the requirements of Environment Policy 35 in the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION

7.1 On the basis of the above it is recommended that the planning application be permitted.

8.0 PARTY STATUS INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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

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o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 31.07.2024

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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