**Document:** Officer Report **Application:** 17/00252/B — Installation of replacement windows and door to front elevation **Decision:** Permitted **Decision Date:** 2017-04-26 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/21969-german-14-market-street-windows-replacement/documents/1018536 --- # Officer Report **Application No.:** 17/00252/B **Applicant:** Mr Jonathan Stoutt **Proposal:** Installation of replacement windows and door to front elevation **Site Address:** 14 Market Street Peel Isle Of Man IM5 1AD Case Officer : Miss Lucy Kinrade **Photo Taken:** 30.03.2017 **Site Visit:** 30.03.2017 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 14 Market Street, Peel an existing 3 storey mid terrace property situated on the eastern side of the street and north of Market Place. The property faces directly on to the main highway and has a single timber front door and two windows at ground floor, two windows at first floor and two smaller windows at second floor. All of the windows are 50/50 sliding sash uPVC windows finished in white. - 1.2 The site lies within the designated Peel Conservation Area. 2.0 THE PROPOSAL - 2.1 The current planning application proposes the removal and replacement of all the front elevation windows with new uPVC 50/50 sliding sash windows to match the existing. The front door will be replaced with a new composite alternative to match the design of the existing. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of one previous planning application; PA 01/00937/B for the installation of replacement front ground floor window and replacement of rear windows with uPVC which was granted full approval in 2001. 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the application site is within the Peel Conservation Area. - 4.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 states: "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; n) is designed having due regard to best practice in reducing energy consumption." 4.4 Environmental Policy 35 states: "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." 4.5 With regard to the nature of the proposal we can also consider elements of the Isle of Man Planning Circular 1/98: The Alteration and Replacement of Windows which sets out and provides guidance policies in respect of the alteration or replacement of windows. - 4.6 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 pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction." 5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners have indicated that they have no objection to the current application. 15/03/2017. - 5.2 The Department of Infrastructure have stated that there is no highways interest in the application. 23/03/2017. 6.0 ASSESSMENT - 6.1 The application seeks approval for the removal of the existing front elevation windows and front door and their replacement with new. The Strategic Plan states that development in a Conservation Area must either preserve or enhance the character of the existing property and the designated Conservation Area. The installation of the like for like windows is considered to match the existing in terms of their construction, glazing bar pattern and method of opening and the installation of the proposed windows would preserve the visual appearance of the property and the character of the Conservation Area in compliance with EP35. - 6.2 Whilst the proposed door does not replicate the timber material construction of the existing door it is expected that its replacement with a composite equivalent and finished in a dark colour will help to preserve the appearance of the property. - 6.3 Both the replacement window and door elements are expected to improve the thermal efficiency of the building working towards a reduction in waste heat energy in line with part (n) of General Policy 2. 7.0 RECOMMENDATION - 7.1 It is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the provisions of Planning Circular 1/98. It is therefore recommended that the planning application be approved. 8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) Highway Services Division of Department of Infrastructure, and - (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 19.04.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to DPM quote and site plan date stamped and received 2/03/2017 and associated photographs date stamped and received 5/03/2017. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 24.04.2017 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/21969-german-14-market-street-windows-replacement/documents/1018536*