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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address ; 14/00518/B Miss Gillian Nicholls Installation of replacement windows Flats 20 - 22 Michael Street Peel Isle Of Man IMS IHB Case Officer: Photo Taken ; Site Visit: Expected Decision Level; Miss Melissa McKnight 23.0S.2014 Officer Delegation Officer's Report 1.0 THE APPLICATION SITE The application site is the curtilage of Flat 5, 20 - 22 Michael Street, which is a three storey apartment block building located on the southern side of Michael Street in Peel within the Peel Conservation Area. 1.1 2.0 THE PROPOSAL The planning application seeks the approval for the replacement of the existing windows with UPVC windows throughout, 2.1 2.2 The existing timber framed windows would be replaced with white UPVC casements as outlined below; Bathroom - top opening Kitchen - top opening Living Room - three pane double side opening (middle fixed) Front Bedroom • three pane double side opening (middle fixed Rear elevation (bedroom and bathroom) - top opening casements 3.0 PLANNING HISTORY The application site has been the subject of six previous planning applications, none of which are considered materially relevant to the assessment of this current planning application. 3,1 Planning permission was granted for the replacement of the existing timber framed windows on the rear elevation of ISA Michael Street with new UPVC casement windows in 2009 under PA 19/01828/B. 3.2 4.0 PLANNING POLICY In terms of local plan policy, the application site is zoned as Mixed Use the Peel Local Plan 1989. As previously mentioned the application site is within the Peel Conservation Area. 4.1 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two 14/00518/B 16 June 2014 Page 1 of 4

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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; 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; does not affect adversely public views of the sea; 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 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." (a) (b) (c) (b) (e) 4.3 In terms of 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 original method of opening, whatever the material used in the construction." 5,0 REPRESENTATIONS 5.1 At the time of writing there have been no written representations made regarding the current planning application. 6.0 ASSESSMENT The important issue to consider in the assessment of this current planning application is how the replacement windows would impact on the street scene of Michael Street and the character and quality of Peel Conservation Area. 6.1 The proposed new double glazed windows to the front elevation would replicate what is currently in situ albeit the finished material. The proposed new windows would replicate similar windows along Michael Street and would have the same opening method as those currently in place. The proposal is therefore in accordance with the provisions of Planning Circular 1/98. 6.2 6.3 The proposed replacement windows are not considered to detract from the character and quality of the Conservation Area given the other windows of similar form and appearance along Michael Street. 6.4 The windows at the rear of the property are not readily visible from the public 16 June 2014 14/00518/B Page 2 of 4

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thoroughfare, however the proposed replacement windows will replicate the opening method of the existing windows and as such the proposed windows will not cause undue harm to public or private amenity within the locality or deter from the character and quality of the Conservation Area. 6.5 The Conservation Officer, who has viewed the plans, is content with the proposal. Overall it is considered that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Planning Circular 1/98: The Alteration and Replacement of Windows. 6.6 7.0 RECOMMENDATION 7.1 It is recommended that the planning application be permitted. 8.0 PARPi' STATUS 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. 8,1 Recommendation Recommended Decision: Permitted Date of Recommendation: 16.06.2014 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, Existing Floor Plan, Photographs showing the existing windows and Proposed Window Details date stamped as received on 29th April 2014. 14/00518/B 16 June 2014 Page 3 of 4

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. ,D. Un Decision Made: Permitted Date : Determining officer (delete as appropriate) 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 16 June 2014 14/00518/B Page 4 of 4