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21/01558/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01558/B Applicant : Mrs Susan Roper Proposal : Installation of replacement windows Site Address : 22 Bridge Street Peel Isle Of Man IM5 1NF
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.04.2022 __
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 General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 as they will preserve the character of the Conservation Area, and is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawings and information received on the 15 December 2021, referenced; Photo Sheets Site and location plan Window details __
Interested Person Status - Additional Persons
None __
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21/01558/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application represents the residential curtilage of 22 Bridge Street, Peel. The site is a mid-terrace dwelling on the eastern side of Bridge Street in Peel, within the town's Conservation Area. The terrace is comprised of two storey dwellings (some with a third storey accommodated within the roof space) with pitched roofs and chimney breasts at the midpoint of the roof ridge positioned on each party wall. The eaves level and roof ridge of each property is stepped as the street climbs away from the promenade. The other side of the street has a terrace of two storey pitched roof dwellings. All of the properties on the street are sited directly on the highway. The buildings on the street have painted render walls, natural or artificial slate roofs and generally sliding sash windows in either timber or uPVC. Doors are a variety of styles, and are either painted timber or uPVC in terms of material.
2.0 THE PROPOSAL 2.1 Proposed is the replacement of all the windows to the property with sliding sash double glazed windows with wooden frames. The proposed would see a total of 7 windows being replaced across the front and rear elevation.
3.0 PLANNING POLICY 3.1 The application site is identified as being 'Mixed use' on the Peel Local Plan (1989). The site is also within the Peel Conservation Area and the highway serving the dwelling has high likelihood of surface water flood risk as shown on the Isle of Man Indicative Flood Risk Maps.
3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:
3.3 General Policy 2 (GP2) (in part) 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;
3.4 Environmental Policy 35 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.
3.4 In terms of other material considerations it is important to consider the following guidance and policy documentation for alterations to buildings within conservation areas;
3.5 Planning Circular 1/98 "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 patterns and section of glazing bars and the same frame sections as the as the original windows.
3.6 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
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21/01558/B Page 3 of 4
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.
4.0 PLANNING HISTORY 4.1 The application site has not been subject to any previous planning history.
5.0 REPRESENTATIONS 5.1 Peel Town Commissioners commented 19.01.22 - do not oppose 5.2 Highways Services commented 31/12/21 - do not object
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the property (GP2); (ii) whether the windows preserve or enhance the character or appearance of the Peel Conservation Area. (EP 35, PPS101, PC 1/98).
6.2 Proposed is the installation of timber framed sliding sash windows to all existing reveals. This would replicate the original form of opening in this property and which would be seen to enhance the appearance of the property and seek to preserve the character of the area and that of the property.
6.3 It is therefore considered that the proposal preserves the character and appearance of the Conservation Area and the application accords with Environment Policy 35 and PPS1/01 and the application is supported.
7.0 CONCLUSION 7.1 The application is recommended for approval as it is concluded that the replacement windows would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, planning Circular 1/98 and Policy Statement 101.
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 o whether there are other persons to those listed above who should be given Interested Person Status __
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21/01558/B Page 4 of 4
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: 01.04.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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