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                                                 15/01177/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01177/B Applicant : Mrs Maria Williams Proposal : Installation of replacement windows to front elevation Site Address : 44 Patrick Street Peel Isle of Man IM5 1BS

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 No. 44 Patrick Street, a two storey end terraced dwelling located on the western side of Patrick Street, Peel. The application site also lies within the Peel Conservation Area.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing timber framed sliding sash front elevation windows with white UPVC framed sliding sash windows incorporating a vertical central glazing bar.

3.0 PLANNING HISTORY

3.1 Planning approval was granted in 1997 under PA 97/00864/B for the installation of uPVC windows to replace existing to rear and installation of replacement front door.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Residential under the Peel Local Plan 1989. As previously mentioned the site lies 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 materially relevant 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

Environmental Policy 35 states:

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"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 originals, but not necessarily the original method of opening, whatever the material used in the construction."

5.0 REPRESENTATIONS

5.1 Peel Town Commissioners do not object to the current planning application (05/11/2015).

5.2 The Department of Infrastructure Highway Services have indicated that there are no highway implications as a result of this planning application (29/10/2015).

6.0 ASSESSMENT

6.1 The fundamental issue to consider in the assessment of the application is the impact of the installation of the replacement windows upon the character and appearance of the application dwelling and Conservation Area.

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.

6.3 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.

6.4 Environment Policy 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.

6.5 The façade of the application site is visible in its entirety within the street scene and therefore any proposed alterations should be sympathetic to its existing appearance. The proposed replacement windows to the front elevation would be sliding sash and would therefore replicate the original method opening and style. Whilst they would not be timber framed or painted black as the existing, there is a mix of window types along Patrick Street varying in opening method, construction and glazing bar pattern and as a result the use of UPVC would not be uncommon within the locality.

6.6 The proposed replacement windows are considered to be sympathetic and are not judged to have a detrimental impact on the character and appearance of the application building. As sliding

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sash windows would be installed on the front elevation, the proposal is deemed to preserve the overall character and quality of Peel Conservation Area.

6.7 Planning Circular 1/98 states that if the original windows are in place then 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. The replacement front elevation windows accords with the above policy as the replacement windows would have the same method of opening and glazing bar pattern as the existing windows.

7.0 RECOMMENDATION

7.1 For the reasons set out above, the planning application is deemed acceptable and is therefore recommended for approval.

8.0 PARTY STATUS

8.1 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 considered material; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.11.2015

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 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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This approval relates to DRG No 0097, 0097A, 0097 B and 0097C all date stamped as received 23rd October 2015.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 23.11.2015

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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