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22/00820/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00820/B Applicant : Mr Richard Palmer Proposal : Installation of replacement windows and doors Site Address : Peel Post Office Douglas Street Peel Isle Of Man IM5 1BB
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.10.2022 __
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.
C 2. The proposed replacement windows hereby approved shall feature sash horns on the upper frame and retained thereafter.
REASON To preserve the character of the Conservation Area
This application has been recommended for approval for the following reason. The proposed replacement windows and door to the side and rear are acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 1st August 2022; o Location Plan o East Elevation drawing o Photographs of the existing windows
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22/00820/B Page 2 of 4
o Window Quotation
This decision also relates to the proposed door, dated received on the 10th October 2022
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Peel Post Office, Douglas Street, Peel, which is situated to the North East of Douglas Street.
THE PROPOSAL
2.1 The current planning application seeks approval for the replacement of the existing 5 casement side and rear windows and rear door.
PLANNING HISTORY
3.1 17/00922/B - Installation of replacement windows. Approved.
PLANNING POLICY
4.1 The site lies within an area zoned as "Mixed Use" on the Peel Local Plan 1989. The property is within a Conservation Area but not a Flood Risk Zone.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
4.3 In addition to the above consideration should also be given to Planning Circular 1/98 and PPS 1/01 which provide guidance policies in respect of the alteration or replacement of windows and works in a Conservation Area.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state, "After reviewing this Application, Highway Services HSC finds it to have no significant negative impact upon highway safety, network functionality and/or parking." (12.08.22 & 11.10.22)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.
ASSESSMENT
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22/00820/B Page 3 of 4
6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposal is to replace like for like upon the windows, albeit in a more modern material Upvc and would reflect the opening mechanism and to match those previously installed under the former planning approval (see planning history) as such this will seek to act towards preserving the Conservation Area. With regards to the rear door the proposed new door is acceptable for the overall Conservation Area.
6.2.4 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. As stated above the proposal will preserve the overall Conservation Area.
CONCLUSION
7.1 The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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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22/00820/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: 25.10.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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