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23/01435/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01435/B Applicant : Miss Emilie Wilson Proposal : Replacement of windows and front door, installation of roof light (retrospective) Site Address : 12 Orry Lane Peel Isle Of Man IM5 1NN
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.02.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The replacement fenestration is considered to be acceptable from a design perspective without detriment to the character and appearance of the Conservation Area, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings and documents referenced;
Location plan Site plan Front elevation photos Rear elevation photos Captioned photos document Cover letter
Received 07.12.23 __
Interested Person Status - Additional Persons
None. __
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23/01435/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey mid-terrace dwellinghouse and its associated curtilage located on the western side of the narrow thoroughfare of Orry Lane, Peel, and within the Conservation Area.
2.0 THE PROPOSAL 2.1 Retrospective planning permission is sought for the replacement of 5 no. windows (3 on the front elevation and 2 on the rear elevation), the front door and the single rooflight in the rear elevation. From information supplied by the applicant, who purchased the property in 2021, the works were undertaken by a previous owner and at some point prior to 2008.
2.2 The 5 no. windows, front door and rooflight are all timber framed. The front door has been painted in a shade of light green and is a fairly traditional style with 2 no. lower panels and 3 x 3 glazing above including elongated central panes and a glazed fanlight above. All of the windows include 3 x 3 glazed panes interspersed with timber glazing bars, are top opening and painted a dark blue. The rear 2 windows also include decorative horns.
3.0 PLANNING HISTORY 3.1 None of relevance.
4.0 PLANNING POLICY 4.1 The site lies within an area zoned as ''Mixed Use' in the Peel Local Plan, and within the Conservation Area. General Policy 2 of the Strategic Plan 2016 requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings to not adversely affecting the character of the surrounding landscape or townscape; to safeguard the amenities of surrounding residential properties and ensure adequate parking provision.
4.2 Environment Policy 35 of the Isle of Man Strategic Plan 2016 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 Planning Circular 1/98 - The alteration and replacement of windows The following policy details the approach to replacement windows to buildings in Conservation Areas:
"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 their construction."
4.4 Section 18(4) of the Town and Country Planning Act (1999) states, "(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".
Given that the site is within a within Conservation Area the above requirements apply and appropriate consideration will be given in the assessment.
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23/01435/B Page 3 of 4
5.0 REPRESENTATIONS 5.1 Peel Town Commissioners - No response received at the time of writing.
5.2 Highway Services - No highways interest (15.12.23)
5.3 Manx National Heritage - No response received at the time of writing.
5.4 Registered Buildings Officer - No response received at the time of writing.
6.0 ASSESSMENT 6.1 The replacement fenestration was undertaken approximately 15 years ago but still appears to be in a highly good state of repair. Given the passage of time, it is not clear as to the form and appearance of the original fenestration in place. However, the use of timber for all windows and the front door is clearly positive, with the general design and form of all fenestration appearing uncontroversial and largely traditional in appearance. It is therefore not considered that the replacement fenestration has detracted from the character and appearance of the wider Conservation Area and is therefore acceptable in design terms, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan.
6.2 Likewise, the development further accords with Section 18 (4) of the TCPA 1999 by virtue of preserving and/or enhancing the character and appearance of the Conservation Area.
7.0 CONCLUSION 7.1 The replacement fenestration is considered to be acceptable from a design perspective without detriment to the character and appearance of the Conservation Area, in compliance with General Policy 2 and Environment Policy 35 of the Strategic Plan (2016), and therefore recommended for approval.
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 Acting 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
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23/01435/B Page 4 of 4
Decision Made : Permitted Date : 08.02.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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