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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00613/B Mr Paul Capelen Replace existing large window with two smaller windows to front elevation 9 Christian Street Site Address: Peel Isle Of Man IMS INW Case Officer: Photo Taken : Site Visit: Expected Decision Level : Miss Melissa McKnight 10.06.2014 Officer Delegation Officer's Report 1.0 THE APPLICATION SUE The application site is the curtilage of 9 Christian Street, a two storey mid terraced building sited on the northern side of Christian Street in Peel. The application site also lies within the Peel Conservation Area, 1.1 2.0 THE PROPOSAL The planning application seeks approval for the replacement of the existing large window on the front elevation with two natural wood timber sliding sash windows. 2.1 3.0 PLANNING HISTORY The application site has had a various number of uses with six of the previous seven applications relating to change of use and conversions. There was one application for alterations to the front elevation under PA 96/00138/B which was granted planning permission in 1996. 3.1 4.0 PLANNING POLICY In terms of local plan policy, the application site is in an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the site lies within the Peel Conservation Area. 4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application: 4.2 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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; (a) (b) (c) 14/00613/B Page 1 of 4 28 July 2014

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(g) does not affect adversely the amenity of local residents or the character of the locality; Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would presen/e 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." Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) 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 originals, but not necessarily the original method of opening, whatever the material used in the construction." 4.3 5.0 REPRESENTATIONS 5.1 Peel Town Commissioners have no objection to the current planning application. 6.0 ASSESSMENT Given the nature of the development proposed, it is relevant to assess the impacts of the window replacement on the character and quality of Peel Conservation Area and the existing character and appearance of the application site. Environment Policy 35 states that development within a Conservation Area will only be permitted if the development preserves or enhances the character or appearance of the area. There are within the locality a mix of windows, predominately sliding sash and top opening casements. The application site as two top opening casements at first floor level and there is a top opening casement at first floor and two ground floor sliding sash windows to No. 11 Christian Street. 6.1 6.2 As the new proposed windows would be sliding sash which would reflect the original windows that would have once been in place, the proposal would be an enhancement over the existing window and would have a positive contribution to the appearance of the street scene of Christian Road as well as enhancing the character and appearance of the application site building. 6.3 Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respert of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening as the originals and windows not readily visible from the public thoroughfare must have the same or similar glazing bars as the original method of opening, whatever the material used. Although the replacement windows would not be replacing the existing, traditional sliding sash windows would be reinstated which wouid have once been in pace and as such the proposed replacement windows are deemed acceptable ancf unobjectionable. ( The Conservation Officer, who has viewed the plans, is content with the proposal. 6.4 6.5 28 July 2014 14/00613/B Page 2 of 4

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7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted. 8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application. Highway Services, and the Local Authority in whose district the land the subject of the application sits. Recommendation Recommended Decision: Permitted Date of Recommendation: 28.07.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Location Plan, FIG 1, 2, 3, 4, 5 and 6 date stamped as received on 31st March 2014. I confirm that this decision accords with the appropriate Government Circular delegating ftjnctions to Director of Planning and Building Control /Head of Development Management^ Senior Planning Officer. ... Decision Made: Permitted Date : Determining officer (delete as appropriate) 28 July 2014 14/00613/B Page 3 of 4

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:... Signed :... Chris Balmer Senior Planning Officer Signed Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 28 July 2014 14/00613/B Page 4 of 4