Loading document...
Application No.: 21/00594/B Applicant: Mr Ronald Cooper Proposal: Installation of replacement windows to front elevation Site Address: 23 Christian Street Peel Isle Of Man IM5 1NW Technical Officer: Mr Thomas Sinden Recommended Decision: Permitted Date of Recommendation: 23.06.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
The proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character 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 style proposed is closer in appearance to the historic windows than those currently in place. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to the information received on 18.5.2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The site is 23 Christian Street in Peel, a mid-terrace two storey dwelling within the town's Conservation Area. The property has a pitched roof finished in concrete tiles, a painted smooth render wall finish to the front elevation and chimney stacks on the party walls. The properties on the terrace sited directly on to the highway with no front gardens. - 1.2 The property's front windows are single glazed casement windows, some with top openers, with painted timber frames. The windows all have a single horizontal division approximately threequarters of the way up.
2.0 THE PROPOSAL - 2.1 The proposal is to replace the existing front elevation timber framed casement windows with UPVC top opening casement windows, with the horizontal division half way up the window.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use and within the town's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The property is not in an area at risk of flooding. - 3.2 TOWN AND COUNTRY PLANNING ACT 1999 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 General Policy 2 of the Strategic Plan: 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:
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
3.4 Planning Circular 1/98 provides guidance on the replacement of windows and in Conservation Areas states that whatever the frame material, the method of opening on windows visible by the public must replicate the original.
4.0 PLANNING HISTORY - 4.1 There are no planning applications relating to the property on the Department's database.
5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application. They do, however, advise that a licence may be necessary for the positioning of equipment and materials in the highway (7.6.2021).
6.1 The issue here is whether the proposed door preserves or enhances the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area. - 6.2 The existing windows in the property are casement units, with the horizontal division approximately three-quarters of the way up. Given the general style of houses and windows within the Conservation Area, the original windows are likely to have been timber framed sliding sash units. Although the proposed windows are top opening casements, they are judged to be closer in appearance to the traditional window style than those currently in place as the horizontal division occurs at the half way point. With this in mind, it is considered that the character of the area would be preserved by the replacement windows even though they do not match the historic method of opening. The guidance in Planning Circular 1/98 is not judged to apply in this instance given that the original windows are not thought to be in place. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the style is closer in appearance to the historic windows than those currently in place.
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, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character 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 style proposed is closer in appearance to the historic windows than those currently in place. The application is therefore recommended to 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:
8.2 The decision maker must determine:
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: 28.06.2021 Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown