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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00903/B Applicant : Mr Andrew Spencer Proposal : Installation of replacement windows Site Address : 10 Mona Street Peel Isle Of Man IM5 1HJ

Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.08.2021 __

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 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 that 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 overall impact will be to preserve the character of the Conservation Area. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to the information received 22.7.2021.

__

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE

1.1 The site is 10 Mona Street in Peel, a two storey end terrace property sited on the corner of Mona Street and Derby Road, within the town's Conservation Area. The property has a slate pitched roof, chimney stacks on the gable and party walls, smooth render walls, sliding sash windows and a four panelled front door with fanlight above. The property's rear garden has an exposed sandstone boundary wall that is approximately 2m in height.

1.2 The property's windows are single glazed sliding sash units with painted timber frames. The existing French windows within the enclosed rear garden are timber.

2.0 THE PROPOSAL

2.1 The proposal is to replace the existing painted timber single glazed windows with double glazed UPVC windows in a like for like style. The application also proposes to replace the existing French windows with a UPVC framed two panel bi-fold door.

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 in an area at medium risk of surface water 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: (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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

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.

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4.0 PLANNING HISTORY

4.1 Application 99/01948/B permitted the construction of a rear extension to the property.

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 (11.08.2021).

6.0 ASSESSMENT

6.1 The pertinent issue with the application is whether the proposed windows preserve or enhance 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 proposed replacement windows have the same glazing pattern and method of opening as the existing units, and therefore comply with the guidance within Planning Circular 1/98. The replacement windows are therefore judged to preserve the character of the Conservation Area. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area.

6.3 The application also proposes to replace the existing timber French windows with UPVC bi- fold doors. Given that the property's rear garden is enclosed by a boundary wall approximately 2m in height, the installation of a UPVC bi-fold two panelled door within the existing opening is judged to have no impact on the character of the Conservation Area or the surrounding townscape. It is therefore judged that the character of the Conservation Area is being preserved.

6.4 Whilst the site lies within an area at medium risk of flooding, the nature of the development will not change the resilience or susceptibility of the site and surrounding area from flooding and as such, this is not considered to be a reason to refuse the application in this case.

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 that 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 overall impact will be to preserve the character of the Conservation Area. 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: (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;

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(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 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: 03.09.2021

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.