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29 October 2014 14/01129/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01129/B Applicant : Mr Albert & Mrs Dorcas Blann Proposal : Installation of replacement windows to rear elevation of dwelling Site Address : 3 Christian Street Peel Isle Of Man IM5 1NW

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 3 Christian Street, a two storey mid terraced dwelling sited on the northern side of Christian Street in Peel. The site also lies within the Peel Conservation Area.

2.0 THE PROPOSAL

2.1 This current planning application seeks approval for the replacement of the existing rear windows with white UPVC like-for-likes. It is only the rear bedroom window that would not be replaced with an exact like-for like.

2.2 The first floor rear windows would be replaced with two pane windows with the left hand being bottom opening. The lounge windows would be fixed as existing and the Kitchen would be side opening as existing also.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications.

4.0 PLANNING POLICY

4.1 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 application site is within the Peel Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design

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29 October 2014 14/01129/B Page 2 of 4 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."

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 Peel Town Commissioners have no objection to the current planning application (10/10/2014).

6.0 ASSESSMENT

6.1 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved for example the implementation of doors and traditionally styled windows.

6.2 The existing windows are not traditional and are certainly not of any architectural merit. The installation of the UPVC framed windows proposed would provide a tidy and uniformed window appearance to this elevation of the property, particularly at first floor level. In addition there are a number of properties within and around Christian Street that have UPVC windows installed so the principle of UPVC windows within the locality is accepted.

6.3 Given that the existing windows and the rear of the property are not readily visible from the public thoroughfare it is considered that the proposal would not have an adverse impact upon the character and appearance of the Castletown Conservation Area.

7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and the provisions of Planning Circular 1/98: The Alteration and Replacement of Windows Part 6 Category b.

7.2 It is recommended that the planning application be permitted.

8.0 PARTY STATUS

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29 October 2014 14/01129/B Page 3 of 4

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:

29.10.2014

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.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

N 1. Notwithstanding the details of the kitchen window on the Proposed Rear Elevation and Window Detail drawing, this approval hereby relates to the installation of either a side opening or bottom opening window to the kitchen window.

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This approval relates to Location Plan, Proposed Rear Elevation, Window Detail and 3 x Photographs showing the existing windows date stamped as received on 26th September 2014.

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.

Decision Made : Permitted Date : 31/10/14

Determining officer (delete as appropriate)

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29 October 2014 14/01129/B Page 4 of 4 Signed :... Chris Balmer

Senior Planning Officer Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management