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14/01454/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01454/B Applicant : Co-operative Group Properties Proposal : Installation of replacement first and second floor windows Site Address : Co-operative Store Michael Street Peel Isle of Man IM5 1HB
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 curtilage of the Co-operative Store, a three storey mid terraced building sited on the northern side of Michael Street in Peel. The application site also lies within Peel Conservation Area.
1.2 Shoprite adjoins the application site on the eastern elevation and a hairdresser adjoins the building on the western elevation.
2.0 THE PROPOSAL
2.1 This current planning application seeks approval for the replacement of the first and second floor windows with new double glazed timber framed sliding sash and case units that would replicate the existing windows.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of a number of previous planning applications, none of which are considered materially relevant to the assessment of this current planning application.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use under the Peel Local Plan 1989.
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;
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14/01454/B
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(b) respects the site and surroundings in terms of the siting, layout, scale, form, design 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 recommend that the planning application be approved (16/01/2015).
6.0 ASSESSMENT
6.1 Given the nature of the planning application it is imperative to consider the impacts of the proposed new windows on the appearance of the application building, character and quality of Peel Conservation Area and the visual amenity of the street scene.
6.2 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; in this case replicating the original opening window method which is sliding sash.
6.4 It can be argued that windows are the most important element in a facade. They can confirm the style, age or even the purpose of a building. The original windows should be replicated faithfully in opening method and glazing bar pattern.
6.5 Environment 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
6.6 The existing windows have deteriorated and their replacement with like-for-like windows is considered to enhance the appearance of the building as viewed within the street scene and the overall character and quality of Peel Conservation Area.
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14/01454/B
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6.6 Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect 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. As the proposed windows would replicate the existing it is concluded that the planning application accords to the provisions of Planning Circular 1/98 acceptably.
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 and as such 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: 26.01.2015
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.
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14/01454/B
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This approval relates to Location Plan, Site Plan, Drawing No. PL:001 and 002 and Photographs showing the existing windows of the application building all date stamped as received 23rd November 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 : 27.01.2015
Determining officer (delete as appropriate)
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
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