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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00260/B Applicant : Miss Katie Lawrence Proposal : Replacement of existing door and windows to ground floor front elevation Site Address : 9A Stanley Road Peel Isle Of Man IM5 1NX

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.06.2021 __

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.

This application has been recommended for approval for the following reason. The application accords with General Policy 2 (b, c, g, n) and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and Planning Circular 1/98.

Plans/Drawings/Information; This approval relates to drawing numbers 01 and 02 received on 11/03/2021 and drawing numbers 03 rev A, 04 rev A and 05 all received 25/05/2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: DOI Flood Risk Management __

Officer’s Report

THE SITE

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1.1 The site comprises a three storey terraced property situated along Stanley Road, Peel. Number 9a has a shop front finish at ground floor with three arch headed timber windows either side of a central recessed 1930's style timber door and top light. There are two steps up to the door from the pavement. The arched windows have a distinct glazing pattern with solid panels to the base and another horizontal glazing bar mid-way.

1.2 The site sits within the Conservation Area of Peel.

THE PROPOSAL 2.1 Proposed is the replacement of the shop frontage with a like for like timber frame system finished in acoya and double glazed units. The proposed windows replicate the existing glazing pattern and solid panel base. The existing door is to be replaced with a solid four panel design with a top light above.

2.2 Original drawings provided for the application were not to scale. Scaled drawings were requested and received from the agent including an additional full elevation drawing showing the existing and proposed in context with the remaining building frontage.

PLANNING HISTORY 3.1 The site has not been subject to any previous applications.

PLANNING POLICY 4.1 The site lies within an area zoned as 'mixed use' on Peel Local Plan and is within the designated Conservation Area. Stanley Road is identified as having a high likelihood of surface water flood risk. Given the nature of the proposal General Policy 2 (b, c, g, n) is relevant in seeking to maintain the visual amenity of the area, along with Environment Policy 35 of the Strategic Plan and PPS 1/01 in seeking use of traditional materials for pre-1920's buildings and the need to preserve or enhance the character and appearance and special interest of a Conservation Area. Environment Policy 13 covers flood risk and should be considered given the designation of the flood map.

4.2 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; n) is designed having due regard to best practice in reducing energy consumption."

4.3 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."

4.4 Isle of Man Planning Circular 1/98: Buildings in Conservation Areas - The Alteration and Replacement of Windows 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.

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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."

4.5 Environment Policy 13: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Peel Town Commissioners - no comments received as of (09/06/2021).

5.2 Department of Infrastructure Highway Services - Do not oppose (02/04/2021).

5.3 Department of Infrastructure Flood Risk - No interest (15/04/2021).

5.4 No comments received from neighbouring properties.

ASSESSMENT 6.1 Windows and doors are often the most important element in any façade and can often help gauge the age and/or purpose of a building. In the case of this application, the proposal seeks to replace the shop frontage in a like for like manner reflecting the existing size, scale, proportions and glazing bar pattern of the existing as well as the timber finish to the framing system which will seek to preserve the overall appearance of the existing building and the wider Conservation Area. The use of double glazing will likely help towards creating an improved thermal efficiency of the property. There is a mixed approach to doors in the area although the use of a four panel door is overriding. The proposed four panel door will likely have a negligible impact to most general members of the public but in terms of the Conservation Area will likely offer an enhancement and cohesion with its neighbours.

CONCLUSION 7.1 The application is considered to accord with General Policy 2 (b, c, g, n) and to both preserve and enhance the character and appearance of the Conservation Area in line with Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and planning circular 1/98.

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

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o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner 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: 11.06.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

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