69645

==== PAGE 1 ====

                                      22/00145/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 22/00145/B Applicant : Mr Martin Birchenough Proposal : Installation of replacement windows and doors Site Address : 8 - 10 Market Street Peel Isle Of Man IM5 1AD

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

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.03.2022 __

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 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 on 1.2.2022. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

==== PAGE 2 ====

                                      22/00145/B                                     Page  2  of  4

1.1 The site is 8-10 Market Street, Peel, within the town's Conservation Area. The right hand side of the property is two and a half storeys high and has a pitched roof with its gable facing Market Street, while the left hand side is single storey with a flat roof. The front elevation of the property has a smooth painted render wall finish, stained timber framed sliding sash windows and stained timber four panelled doors with glazing in their upper panels.

2.0 THE PROPOSAL 2.1 The proposal is to replace the existing timber sliding sash windows on the front elevation with UPVC framed sliding sash windows, and to replace the two entrance doors on the front elevation with UPVC composite doors.

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. The property is not in an area at risk of flooding, although Market Street itself has a high likelihood 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: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

Environment 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 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

==== PAGE 3 ====

                                      22/00145/B                                     Page  3  of  4

3.5 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 readily visible from a public thoroughfare should replicate the existing, where the original windows are in place.

4.0 PLANNING HISTORY 4.1 The application site has been the subject of numerous applications. Applications 89/00728/A and 92/01419/B permitted the change of use of the property to a private dwelling. Since the property has been used as a dwelling, four applications have been approved at 8 Market Street for the installation of replacement windows at the rear, and for alterations and extensions to the property in general.

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application (16.2.2022).

6.0 ASSESSMENT 6.1 The pertinent issue with the application is whether the proposed replacement windows and doors 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 replacement windows proposed would replicate the existing opening method, and as such they are judged to meet the guidance within Planning Circular 1/98. The replacement doors proposed are of a traditional four panelled style, with glazing in their upper panels as is the case with the existing front elevation doors. Given that the style of both the proposed windows and doors is judged to be appropriate and similar to the existing, the application is judged to have no adverse impact on the character of the locality or surrounding townscape, and to preserve and protect the special character of the conservation area.

6.3 Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the property already has UPVC double glazed windows on the front elevation, and the overall impact will be to preserve the character of the Conservation Area.

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; (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

==== PAGE 4 ====

                                      22/00145/B                                     Page  4  of  4

(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 the Head of Development Management 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 : 14.03.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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.