**Document:** Officer Report Recommendation **Application:** 12/00131/B — Installation of replacement windows **Decision:** Permitted **Decision Date:** 2012-03-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2268-braddan-15-peel-road-windows-replacement/documents/1265423 --- # Officer Report Recommendation Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 13.02.2012 Expected Decision Level: Officer Delegation ## Officer's Report ### The Application Site 1. The application site is the curtilage of 15 Peel Street, a part single storey and two storey terraced office property sited on the southern side of Peel Road, Douglas. The terrace is characterised by a mixture of two and three storey dwellings providing retail and residential uses. 15 Peel Street is adjoined by Romanoff's Fine Food to the east and 17 Peel Street to the west. 2. 15 Peel Street is built above the Isle of Man Steam Railway and with the significant screening from trees and natural vegetation the rear elevation of 15 Peel Street is not readily visible from the public thoroughfare from this area. 3. 15 Peel Street is finished in a grey/pink/peach concrete render with a mix of timber and PVC sliding sash and top opening casements. The front door is placed inwards of the building with two fixed pane windows either side of the door way. There is no parking available on Peel Road as it is has double yellow lines parking provisions. ### The Proposal 4. The proposal comprises the replacement of existing timber windows with white double glazed white UPVC casement windows to the front and side elevation and rosewood on white to the rear elevation. 5. The existing windows on the first floor front elevation of the two storey section of the property are two top opening casement windows and one sliding sash. These are to be replaced with white double glazed UPVC top opening casements. 6. The two fixed pane windows on the ground floor front elevation of the single storey section of the building are to remain as fixed pane and replaced with opaque glass with white frames. 7. The existing rear windows are two top opening casements. These are to be replaced with double glazed rosewood on white UPVC replicating the top opening method as existing. ### Planning History 8. The application site has been the subject of a number of previous planning applications, none of which are considered specifically material to the assessment of this current planning [Table omitted in markdown export] application. ### Planning Policy 9. In terms of local plan policy, the application site is predominately residential on the periphery of Douglas Conservation Area under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). 10. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. #### 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." #### Environment Policy 36 states: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area." ### Representations 11. Douglas Borough Council has no objections to the planning application. ### Assessment 12. The key issues to consider in the assessment of this application are the impact of the change of windows on the local residents of Peel Street, the impact on the existing dwelling and finally any impact incurred onto the surrounding area and views of the proposed replacement of windows from the Conservation Area. 13. It is judged that the proposed development will have a neutral impact on the amenities of the local residents of Peel Street. The scale of the proposal is relatively modest and poses no adverse impacts on public and private amenity. Given the significant screening of the rear elevation, the two windows are not readily visible from the public thoroughfare and thus causing no harm to public amenity. 14. It is considered that the replacement of windows enhances the dwelling and improves the external outlook of the property by unifying the window design and style. It is therefore judged that the replacement of windows causes no detrimental impacts on the 15 Peel Street. 15. With there being a mix of window styles along Peel Road, the proposed top opening casements are considered to have a neutral impact on Peel Road and the nearby Conservation Area. The proposed windows are deemed not to have a damaging impact on the surrounding landscape and Conservation Area. Overall it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan 2007. ### Recommendation 16. It is recommended that the planning application be permitted. ### Party Status 17. The local authority, Douglas Borough Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 02.03.2012 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval for the installation of replacement windows relates to drawing numbers 0062A, 0062B, 0062C, 0062D, 0062E and 0062F date stamped 30th January 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 8/3/17 ### Determining officer (delete as appropriate) Signed : G. Voss Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager --- *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/2268-braddan-15-peel-road-windows-replacement/documents/1265423*