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25/90356/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90356/B Applicant : Mr Joe Douglas Proposal : Installation of replacement windows and door to front elevation Site Address : 6 Station Road Peel Isle Of Man IM5 1AY
Principal Planning Officer: Belinda Fettis Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.06.2025 __
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.
C 2. Notwithstanding the picture in the LDGlazing specification, the windows shall include the vertical mid-bar as stated in the written detail.
Reason: For clarity and to preserve the character of the property and its place within the Conservation Area.
This application has been recommended for approval for the following reason. Having applied the Statutory Test of Section 18(4) of the Town and Country Planning Act (1999) the proposal would preserve and protect the Conservation Area. The proposal accords with Planning Policy Statement 1/01, Planning Circular 1/98.
The proposal accords with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, and the Design Guide.
Plans/Drawings/Information;
This decision relates to the following Plans and Details submitted on the date stated.
o Site Location Plan (08.05.2025) o Photographs identifying the windows (08.05.2025 and door (04.04.2025). o Window specifications by LDGlazing (LD3996B) (30.04.2025).
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25/90356/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Peel Town Commissioners - no objection
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Officer’s Report
THE SITE 1.1. The application site relates to the curtilage a terraced dwellinghouse, no. 6 Station Road in Peel. The property fronts onto Station Road with no amenity space between the front elevation and the public road.
1.2. The windows on the front are 50/50 split sliding sash with a vertical mid-bar. The front door is a solid timber door with glazed light above the door within the frame. Front doors within the visual vicinity are a mix of solid doors (uPVC) some with two glazed panels and some with one glazed panel.
1.3. The external walls of the property are traditional stone which makes the building stand out against neighbouring buildings that are smooth or rough rendered and painted light colours.
THE PROPOSAL 2.1. Planning approval is sought for the installation of replacement windows on the front elevation and a replacement front door.
2.2. In support the applicant has submitted numbered photographs of the existing windows and door and corresponding numbered replacement specifications.
2.3. The proposal is to replace the timber windows and door with modern insulated uPVC. The windows are proposed to mimic the existing with a 50/50 split sliding sash and vertical mid-bar. The door is proposed solid for the lower part and with a satin frosted glazed window above, and the glazed light above the door frame with clear glass; 'Solidor Composite Door'.
PLANNING POLICY
Site Specific 3.1. The site is not within a flood zone, nor does the site impact upon a Registered Building or protected tree.
3.2. The application site is located within the Peel Conservation Area.
3.3. On the 1982 Development Plan and the Peel Local Plan 1989 the site is within land designated as "Mixed Use". In the Draft Area Plan for the North and West, on Proposals Map 7 (Town Centre) the site is in an area designated as "Transition Zone". It must be noted at the time of writing, that the draft area plan for the North and West is not formally adopted the Peel Local Plan Order 1989 remains the correct land use designation.
3.4. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
Strategic Plan
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3.5. In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this planning application:
3.6. General Policy 2 (b), (c) and (d) that require development to protect the site surroundings and to not adversely affect the character of the surrounding locality or the amenity of local residents.
3.7. Environment Policy 34 and 35 relate to the preference for the use of traditional materials and conservation of a site and surroundings to ensure that alterations do not result in any adverse impacts.
OTHER MATERIAL CONSIDERATIONS 4.1. Development in Conservation Areas must take into consideration the following.
4.2. 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."
4.3. Planning Circular 1/98 - Buildings in Conservation Areas states:
"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 original method of opening, whatever the material used in the construction."
4.4. Legislation 4.4.1. Section 16(3) of the Town and Country Planning Act (1999) states, "In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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".
4.4.2. Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.5. Design Guide (2021), Section 5 (Architectural Details), 5.2 (Windows and Doors).
Planning History 96/01258/B - Installation of softwood windows. Permitted.
REPRESENTATIONS 6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
Local authority
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o Peel Town Commissioners - although consulted on the 29.05.2025, at the time of drafting this report (24.06.2025) no response has been received therefore it is assumed that there are no objections to the application.
Statutory Bodies o Manx National Heritage - although consulted on the 29.05.2025, at the time of drafting this report (24.06.2025) no response has been received therefore it is assumed that there are no objections to the application.
o Highway Services - although consulted on the 29.05.2025, at the time of drafting this report (24.06.2025) no response has been received therefore it is assumed that there are no objections to the application.
o Registered Buildings - although consulted on the 29.05.2025, at the time of drafting this report (24.06.2025) no response has been received therefore it is assumed that there are no objections to the application.
ASSESSMENT
7.1. The key considerations are whether the proposal protects and or enhances the character of the dwelling and therefore the Conservation Area, anything less is unacceptable.
7.2. Impact upon the dwelling 7.2.1. In respect of the windows, due to the locality close to a junction and the orientation within the slightly concave section of Station Road, the front windows are prominent. Although loss of the timber is regrettable, uPVC has become widely acceptable. The replacement windows are proposed in the design of the existing. It is considered that the replacement windows will preserve the character of the dwellinghouse and its place in the Conservation Area.
7.2.2. In respect of the door, loss of the timber door is regrettable however as with windows the use of uPVC composite doors has been widely accepted. The inclusion of a window in the design of the door is a break from tradition however there are other doors of similar design in the vicinity. The entrance retains the window light above the door as part of the entrance frame. Therefore the harm is considered to be moderate and not alone a reason for refusal. Furthermore the introduce will allow more light into the hallway which although south facing, due to other built forms, the level of light entering the light above the door will be minimal. As such the new door should provide improvements of light and thermal resilience to the occupants therefore improving residential amenity.
7.3. Impact upon the Conservation Area 7.3.1. No harmful issues are observed with the use of uPVC composite materials, as this has become commonplace. Although the door is slightly different, because the light above the door is retained and because the style and design of the windows mimics the originals, overall the proposal would not harm the character of the building and would preserve it.
7.3.2. Therefore having regard to Section 18 (4) of the Town and Country Planning Act (1999) the proposal passes the test of s18(4) by preserving the character of the building and so the Conservation Area.
CONCLUSION 8.1. The proposal meets the test of s18(4) of the TCPA and Planning Policy Statement 1/01 and Planning Circular 1/98. The proposal is considered to be acceptable in respect of design and visual impact upon the character of the property, its' setting and the wider Conservation Area.
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8.2. Therefore the proposal is considered to accord with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 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 the Right to Appeal.
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Highways Services - No objection __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 26.06.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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