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The application site represents the curtilage of an existing dwelling, Garden House, Orry Lane, Peel. The dwelling is a traditional two storey house with five bays across the front elevation, a centrally placed door, a pitched roof over and chimneystacks at either gable end.
The site is located on the western side of Orry Lane. The front of the dwelling abuts Orry Lane and the side elevation to the north physically adjoins the adjacent property on this side. The site includes a rear garden, which is accessed from a lane running along the southern side of the house.
Proposed are the installation of replacement windows, rooflights and the erection of a conservatory extension.
At the front of the property, the existing timber casements would be replaced with upvc casements. In addition to this, the two timber dormers and one rooflight would be replaced with conservation style veluxes.
At the rear of the property, it is proposed to erect a conservatory in white upvc attached to the existing rear extension. It is also proposed to replace the three rooflights with conservation style veluxes.
Other alterations to the property involve the creation of internal doorways.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application site is located within an area designated as Mixed Use in the Peel Local Plan 1989. The site is located within the Peel Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98, for The Alteration and Replacement of Windows, is considered to be relevant to the proposed installation of replacement windows.
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
Peel Town Commissioners recommend that the application be approved.
No written responses have been received from the general public.
The site is located with the Peel Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
Impact on neighbouring properties; The site is located within a residential area, so there are other properties adjacent to the site. From viewing the proposed plans, it is considered that the part of the proposal which could have an impact on neighbouring properties is the conservatory to the rear.
The conservatory would be accessed directly from the main house, up a small flight of steps. The level of the ground floor inside the conservatory would be approximately 700 mm higher than the floor of the main house. This change in level is due to the slope of the rear garden ascending away from the house. From visiting the site, it is considered that due to the size of the garden, plus the location, size and design of the conservatory, there would be no adverse affects to neighbouring properties, in terms of overlooking or loss of light.
Impact on the Conservation Area; The proposed windows to the front would be upvc top hung casements with a 50/50 split. The windows policy requires replacements in Conservation Areas to have the same method of opening, glazing pattern and frame sections as the originals.
The existing windows are timber casements, but it is likely that the original windows would have been painted timber sliding sashes, which means that the existing windows have been installed at a previous time. In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
If the timber sliding sashes were still in place then it would be unlikely that permission would be granted for casement windows. However, this is not the case here. After visiting the area and viewing the proposed plan, it is considered that the proposed casements would be an acceptable replacement in this instance. Whilst they would not be traditional sliding sashes, the glazing sections
of the proposed casements would be more similar in pattern to sliding sash windows than the existing windows. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed upvc is satisfactory. From visiting the site it was obvious that there is no uniform design of windows in properties on Orry Lane, as there is a mixture of timber sliding sashes and casements.
It is proposed to replace the existing dormer windows with veluxes. The age of the dormers is not known, but their flat roofs suggest that they do not date from the original construction of the building. During a site visit, I could not see any other dormers on the adjacent properties in Orry Lane, so do not consider them to be a notable feature of the area. It is judged that the removal of the dormers and their replacement with veluxes would not adversely affect the Conservation Area. The veluxes would not be a prominent feature of the dwelling due to the slope of the roof and the narrowness of the street.
The proposed conservatory would be set to the rear of the property and would not be publicly visible. The style of the conservatory is considered to be appropriate for the rear of the property. For these reasons, it is judged that the conservatory would not have a detrimental impact on the character of the Conservation Area.
For the above reasons this application is deemed to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 09.12.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to the installation of replacement windows, rooflights and the erection of a conservatory extension; as shown in the location plan, site plan, existing drawing and proposed drawing, all date stamped 22nd October 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 9 December 2010
Signed: _________________________
Senior Planning Officer
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