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23/01500/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01500/B Applicant : Mr & Mrs Peter Rixon Proposal : Replacement roof covering (retrospective) to rear annex and replacement windows & doors Site Address : 22 Church Street Peel Isle Of Man IM5 1HL
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.02.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The development hereby approved shall be carried out strictly in accordance with the approved plan Drawing No. 2023/64 - 03 rev A, and shall be retained as such thereafter.
Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area.
This application has been recommended for approval for the following reason. It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as they will protect and preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected.
Plans/Drawings/Information;
This decision relates to the following: o Drawing Nos. 2023/64 - 01 and 2023/64 - 02 received 22 December 2023; and o Drawing No. 2023/64 - 03 Rev A, received 2 February 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 22 Church Street, Peel, which is an existing three storey Victorian mid-terraced dwelling located on the western side of Church Street. Unlike most of the dwellings in the immediate street scene, the dwelling has two storey canted bay windows with flat roof projecting from its front elevation. At the rear is a two storey rear outrigger (annex) with a pitch roof that abuts the rear boundary. All its windows on the front elevation are UPVC sliding sash windows without glazing bars. At the rear, there is a mixture of timber sliding sash windows and top hung casement windows (the sliding sash windows have glazing bars).
1.2 This property sits on a terrace of thirteen properties with varied external appearances situated in the centre of Peel, although its slate roof finish is a common feature of the street scene. The dwelling also has its external walls finished in painted render which is reminiscent of the immediate street scene.
1.3 The street scene is generally a residential street made up of a mixture of window designs as there is no uniform design of windows on properties on Church Street. There is also a mixture of timber and uPVC sliding sashes and casements windows on Church Street.
2.0 THE PROPOSAL 2.1 The proposal seeks Retrospective planning approval for replacement roof covering to rear annex, and approval for replacement windows and doors.
2.2 The first works involves the removal of the existing covering on the rear annex which has slate roof finish, and its replacement with new imitation slate roof tiles. The colour of the tiles would remain unchanged (grey). An existing rooflight on the north elevation of the rear annex would be removed. The existing angled ridge tiles would be re-used.
2.3 On the front elevation: a. All the UPVC sliding sash windows on the front elevation are to be replaced with new UPVC sliding sash windows of similar proportions. No glazing bars are to be included as the existing windows on the front elevation do not have glazing bars. b. The existing entrance door is to be replaced with a new Composite door with top lights that are different from the existing.
2.5 At the rear of the dwelling: a. The existing timber sliding sash windows are to be replaced with new UPVC casement windows of similar proportions. b. The existing 30/70 top hung casement windows on the south elevation of the rear outrigger is to be replaced with a new 50/50 top hung casement window. c. The single door with Georgian bars on the south elevation would be replaced with new bevelled UPVC door with lights. d. The existing French doors with Georgian bars on the west elevation (rear elevation) would be replaced with a new UPVC French door without the Georgian bars.
3.0 PLANNING POLICY 3.1 Site Specific
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3.1.1 The site lies within an area designated on the Peel Local Plan of 1998 as Predominantly Residential. The site is also within the town's Conservation Area. The site is not prone to flood risks.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 3.2.1 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 a. Environment Policy 35 - Seeks to preserve or enhance the character or appearance of Conservation Areas. b. General Policy 2 - General Development Considerations. c. Strategic Policies 3 and 5 - promote good design and use of local materials and character. d. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas (etc.). e. Environment Policy 42 - character and need to adhere to local distinctiveness. f. Environment Policy 34 - Preference for the use of traditional materials in the maintenance, alteration or extension of pre-1920 buildings.
3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN 3.4.1 POLICY CA/2 - Special Planning Considerations
3.5 Planning Circular: 1/98 THE ALTERATION AND REPLACEMENT OF WINDOWS 3.5.1 Category b) BUILDINGS IN CONSERVATION AREAS Policy 6: "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."
3.6 The Residential Design Guide (July 2021) also contains guidance in Section 5 for Architectural Details.
4.0 PLANNING HISTORY 4.1 The property has been the subject of a planning application for the Installation of uPVC windows to replace existing under PA 00/01981/B.
4.2 Although not directly related to the application site, there has been other applications in the immediate street scene for the replacement of existing windows on the properties. Most of these applications have sought replacement windows that reinforce the character and appearance of the Conservation area. Emphasis has been placed on retaining traditional decorative leaded lights (such as PA 19/00851/B), and retaining the window styles including pattern of glazing bars, such as PA 15/00373/B, 16/00914/B, 18/01252/B.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
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5.1 DOI Highways have no highway interest (29 December 2023).
5.2 Peel Town Commissioners have not commented at the time of writing.
5.3 No comments have been received from neighbouring properties.
6.0 ASSESSMENT 6.1 The fundamental issues to consider with this application is whether the proposal would result is any adverse impact on the character or appearance of the existing property or the wider street scene, and Conservation Area (GP2, EP35, PC1/98, PPS 1/01, S18 of the Act and RDG).
6.2 In terms of compliance with Section 18 (4) of the Act, it is not considered that this proposal would conflict with that objective and as such the application will be considered in the context of the policies as set out below and within section 3 of this report.
6.3 No new apertures would be introduced with the window and door elements of the proposal, as the works would only involve the installation of new windows to improve the thermal efficiency and appearance of the building. As such, it is not considered that the scheme would result in adverse impacts on neighbouring amenity.
6.4 Impact on Character and Appearance 6.4.1 In assessing the potential impacts of the proposal on the character and appearance of the site and Conservation Area, it is noted that the existing windows positively contribute to the character and appearance of the existing property as well as the Conservation Area. It is also considered that the proposal will see all the existing UPVC sliding sash windows on the front elevation replaced with new UPVC sliding sash windows of similar proportions and style. No glazing bars are to be included as the existing windows on the front elevation do not have glazing bars. Given that these works to the front would safeguard the historic interest of the property when viewed from key public views along the adjoining street scenes, and ensure it remains a positive contributor to the Conservation Area, it is considered that the resultant visual impact would be acceptable, and the scheme would preserve the character of the Conservation Area.
6.4.2 In the case the door to the front elevation, the replacement front door is proposed to be composite UPVC, with two glazed panels in its upper portion. Whilst this door is not similar to the existing door as the style is not like for like with the existing front door, the proposed style is judged to be sufficiently in keeping with the dominant door styles within the immediate street scene of Church Street. As such, this element of the works would preserve the character of the conservation area.
6.4.3 With regard to the works to install the replacement windows at the rear, it is considered that this element of the proposal would largely see the replacement of the existing timber sliding sash windows with glazing bars, with new UPVC sliding sash windows, which would serve to preserve the appearance of the dwelling when viewed from the rear, although these works are deemed not to impact the character and appearance of the Conservation Area nor the overall street scene being situated within the rear yard and at a position that is not readily visible from a public thoroughfare. Whilst there is a minor change to the proportion of one of the windows to the rear (on the ground floor of the rear outrigger), as the proportion of a window would be changed from 30/70 to 50/50, this change will result in all the windows to the rear having similar 50/50 proportions and glazing bars; thus creating a uniform and cohesive appearance throughout the rear of the dwelling.
6.4.4 The replacement back door and rear patio door would also be acceptable, having an overall negligible impact on the property and Conservation Area.
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6.4.5 In assessing the impacts of the proposed replacement roof covering to rear annex, it is considered that the replacement of the existing slate tiles with new grey slate tiles is unlikely to result in any significant change to the appearance or character of the property. Whilst the new roof tiles will make the rear of the dwelling wear a new look, the replacement with roof tiles are of similar appearance and style to the existing, and as such presents no change to the status quo in terms of the roof appearance. It is also noted that the rear annex is not particularly noticeable when viewed from the adjoining street (Derby Road) due to the position of the rear outrigger on No. 24 Church Street. Therefore, it is considered that this element of the works will preserve the character and appearance of the building and the Conservation area.
6.4.6 Overall, it is considered that the proposals would preserve the character and appearance of the dwelling and Conservation Area, thus according with Environment Policy 35, Strategic Policy 4, and General Policy 2(b, c and g) of the Strategic Plan, and PPS 1/01.
7.0 CONCLUSION 7.1 It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as they will protect and preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 15.02.2024
Determining officer
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23/01500/B Page 6 of 6
Signed : S BUTLER
Stephen Butler
Head of Development Management
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