Officer Report

Application No.: 15/00373/B Applicant: James Thornton Butler Proposal: Installation of three replacement windows to front elevation Site Address: 1 Church Street Peel Isle Of Man IM5 1HN Case Officer : Miss S E Corlett Site Visit: 23.04.2015 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is a terraced two storey dwelling which sits on the eastern side of Church Street, a well used route through the town, with the popular fish and chip shop next door and to the north. - 1.2 The front elevation of the dwelling has a front door and three windows to the left, one on top of the other with the highest of the smallest proportions. The windows are currently the same on the ground and first floors - a single bottom two thirds pane and the top third split into two equal parts, side by side. The second floor which is partly in the roofspace contained within a pitched roof dormer, has a sliding sash window with two equal halves one on top of the other and with a slim central vertical glazing bar in both panes. - 1.3 Other properties in the street have sliding sashes which are larger than but of the same style as the existing second floor window, in the first and ground floor windows. THE PROPOSAL

2.1 Proposed is the replacement of the existing windows in the front elevation in sliding sash to match the existing second floor window, complete with glazing bar, but framed in white plastic. PLANNING POLICY AND STATUS - 3.1 The site lies within Peel's Conservation Area within an area of Mixed Use. The property actually backs onto the eastern edge of the Conservation Area.

3.2 As such, Environment Policy 35 is applicable in this case which states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

3.3 Planning Circular 1/98 provides advice on the replacement of windows and includes the following guidance: "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 the construction."

PLANNING HISTORY

4.1 There are no planning applications which have been submitted in respect of this property.

4.2 Planning approval has, however been granted for the replacement of existing windows with plastic framed sliding sashes at number 4 - 13/00723/B, 5 - 07/00872/B, 9 - 14/00233/B, 15 - 10/00739/B and 23 - 13/00723/B and timber framed sliding sashes were approved at number 3 under PA 09/01504/B. REPRESENTATIONS - 5.1 There are no representations on the file at the time of writing. ASSESSMENT - 6.1 The proposal is in keeping with other approvals granted in this street and would preserve the original opening style, replacing existing windows which are not considered to be original or appropriate in style. As such, what is proposed represents an improvement of the existing facade which is required by EP 35. The application is recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

06.05.2015

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.

-----------------------------------------------------------------------------------------------------------This approval relates to the information and plans all received on 7th April, 2015.

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 : 12.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management