**Document:** Officer Report **Application:** 14/01000/B — Installation of replacement windows to rear elevation and replacement front door **Decision:** Permitted **Decision Date:** 2014-09-24 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5277-german-21-mona-street-windows-replacement/documents/913356 --- # Officer Report **Application No.:** 14/01000/B **Applicant:** Mr Robert Benjamin Cain **Proposal:** Installation of replacement windows to rear elevation and replacement front door **Site Address:** 21 Mona Street Peel Isle of Man IM5 1HJ Case Officer : Miss Melissa McKnight **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 21 Mona Street, a three storey mid terraced dwelling sited on the eastern side of Mona Street in Peel. The site also lies within the Peel Conservation Area. 2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the replacement of the rear timber framed windows with white UPVC framed sliding sash windows and the replacement of the existing front timber door with a like-for-like replacement with an upper opaque double glazed light. 3.0 PLANNING HISTORY - 3.1 The application site has been the subject of four previous planning applications which were all granted planning approval and have been listed below: PA 12/01183/B: Installation of replacement windows to front elevation of dwelling PA 03/00810/B: Rendering of rear elevation wall PA 02/01265/B: Installation of uPVC windows to replace existing, sliding sash to front elevation and casement to rear. PA 96/00763/B: Replacement uPVC rear windows and door 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 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 affect adversely the amenity of local residents or the character of the locality; - (e) is designed having due regard to best practice in reducing energy consumption." 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." 4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) 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 no objection to the current planning application. 6.0 ASSESSMENT - 6.1 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved for example the implementation of doors and traditionally styled windows; in this case replicating the original opening window method which is sliding sash. - 6.2 The windows are in the rear elevation which is not visible from any main public thoroughfare. The existing windows are timber sliding sash, the second floor window is a timber casement. The replacement windows would be uPVC sliding sash. Whilst the replacement windows would not be constructed of timber, they would preserve the original method of opening. Although the rear elevation is not visible from a public thoroughfare, the installation of sliding sash windows would preserve the character and quality of Peel Conservation Area. - 6.3 The dwelling has had previous planning permission for the installation of UPVC framed sliding sash windows to the front elevation. The installation of UPVC framed sliding sash windows to the rear would provide a tidy and uniformed window appearance to the property throughout. In addition there are a number of properties within and around Mona Street that - have UPVC windows installed. The proposed windows are not considered detrimental or harmful and the proposal is judged to be an appropriate form of development. - 6.4 The proposed replacement door is not considered to detract from the appearance of the main dwelling. The new door would almost be a replica of the existing and is judged to preserve the character and appearance of the Peel Conservation Area. 7.0 RECOMMENDATION - 7.1 Overall, 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 and the provisions of Planning Circular 1/98: The Alteration and Replacement of Windows Part 6 Category b. - 7.2 It is recommended that the planning application be permitted. 8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits. Recommendation Recommended Decision: Permitted Date of Recommendation: 22.09.2014 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 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 Location Plan, Site Plan, 3 x Photographs showing the existing rear elevation and front door, 2 x Computer generated images showing the existing window layout and dimensions and 3 x Sheets outlining the window specifications date stamped as received on 21st August 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 24th September 2014 Determining officer (delete as appropriate) Signed : Chris Balmer Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management --- *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/5277-german-21-mona-street-windows-replacement/documents/913356*