**Document:** Planning Officer Report Recommendations **Application:** 10/01364/B — Installation of replacement windows **Decision:** Permitted **Decision Date:** 2010-11-05 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37005-german-1-3-orry-lane-windows-replacement/documents/1359972 --- # Planning Officer Report Recommendations **Application No.:** 10/01364/B **Applicant:** Mr Tony Faragher **Proposal:** Installation of replacement windows **Site Address:** 1 \& 3 Orry Lane Peel Isle Of Man IM5 1NN ### Considerations Case Officer : Mrs Jade Craig **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Peel Town Commissioners Notes: Approval ### Officer's Report This application is recommended for consideration by the Planning Committee rather than under delegated powers, as the application has been made by a close relative of an employee of the Department. ### The Site The application site comprises the curtilage of two existing dwellings located on the eastern side of Orry Lane in Peel. Orry Lane is a narrow street leading from Michael Street to Queen Street and is flanked with residential properties on both sides. The two dwellings subject to this application are numbers 1 and 3 Orry Lane. The properties are adjoining cottages built in a traditional Manx style and facing directly onto the street. The dwellings are two storeys tall and share the same roofline. Number 1 Orry Lane is the northernmost property and the larger of the two, as it is double-fronted with a central front door. Number 3 Orry Lane is the southernmost property and is single fronted, so it is smaller than its neighbour. Despite the difference in size, the properties have a similar overall appearance as their external finishes are the same and they have the same style of doors and windows. ## The Proposal Proposed is the installation of replacement windows to both properties. The windows to be replaced are on the front (west) elevations of both properties and on the side (north) elevation of number 1. The existing doors would be retained. The existing windows are top hung painted timber casements. There are inner glazing bars which divide each of the windows into smaller rectangular shaped panes and due to the differing sizes of the window openings, the number of panes varies between three to four rows and two to four columns. The section of the windows which opens consists of the top row of panes. The proposed windows are top hung white upvc casements. The windows are similar to the existing in their colour and method of opening, but not in their material or the section of glazing bars. The proposed windows would be divided into two equally sized sections, with the upper section being that which opens. On all but the smallest window, the glazing pattern consists of each of the sections being subdivided into two with a vertical line down the centre. The overall pattern of the glazing sections would resemble two over two pane sliding sashes, although the method of opening would be different. ### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. ### Development Plan Policies In terms of local plan policy, the application site is located within an area designated as Mixed Use in the Peel Local Plan 1989. The site is located within the Peel Conservation Area. The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this current planning application; 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. Planning Circular 1/98, The Alteration and Replacement of Windows, contains a policy which is considered material to the assessment of this current planning application; Category b) BUILDINGS IN CONSERVATION AREAS 6. Policy 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 originals, but not necessarily the original method of opening, whatever the material used in the construction. Reasons for Policy: The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. ## Representations Peel Town Commissioners recommend that the application be approved. ### Assessment The site is located with the Peel Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area. The existing windows are timber casements, but it is likely that the original windows would have been painted timber sliding sashes, which means that the existing windows have been installed at a previous time. In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation. If the timber sliding sashes were still in place then it would be unlikely that permission would be granted for casement windows. However, this is not the case here. After visiting the area and viewing the proposed plan, it is considered that the proposed casements would be an acceptable replacement in this instance. Whilst they would not be traditional sliding sashes, the glazing sections of the proposed casements would be more similar in pattern to sliding sash windows than the existing windows. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed upvc is satisfactory. From visiting the site it was obvious that there is no uniform design of windows in properties on Orry Lane, as there is a mixture of timber sliding sashes and casements. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded Interested Party Status; The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 19.10.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions ## R : Reasons for refusal ## O : 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 relates to the installation of replacement windows, as shown in drawing number 2009/23/01, date stamped 15th September 2010. I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : ______________________________ Authority Meeting Date : ______________________________ Signed : ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *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/37005-german-1-3-orry-lane-windows-replacement/documents/1359972*