**Document:** Officer Report **Application:** 15/00490/B — Installation of two replacement windows to rear elevation of dwelling **Decision:** Permitted **Decision Date:** 2015-06-18 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/6021-german-1-church-replacement-dwelling/documents/917827 --- # Officer Report **Application No.:** 15/00490/B **Applicant:** Mr James Butler **Proposal:** Installation of two replacement windows to rear elevation of dwelling **Site Address:** 1 Church Street Peel Isle Of Man IM5 1HN Case Officer : Miss S E Corlett **Expected Decision Level:** Officer Delegation Officer’s Report THE SITE 1.1 The site is a terraced two storey dwelling which sits on the eastern side of Church Street, a well used route through the town, with the popular fish and chip shop next door and to the north. - 1.2 The front elevation of the dwelling has a front door and three windows to the left, one on top of the other with the highest of the smallest proportions. The windows are currently the same on the ground and first floors - a single bottom two thirds pane and the top third split into two equal parts, side by side. The second floor which is partly in the roofspace contained within a pitched roof dormer, has a sliding sash window with two equal halves one on top of the other and with a slim central vertical glazing bar in both panes. - 1.3 Other properties in the street have sliding sashes which are larger than but of the same style as the existing second floor window, in the first and ground floor windows. - 1.4 The rear of the property, which is the subject of this application has two windows, both timber framed casements. THE PROPOSAL 2.1 Proposed is the replacement of the existing windows in the rear elevation in casements to match the existing but framed in white plastic. The proposed windows are closer to a half and half subdivision between the panes than the existing. PLANNING POLICY AND STATUS - 3.1 The site lies within Peel's Conservation Area within an area of Mixed Use. The property actually backs onto the eastern edge of the Conservation Area. 3.2 As such, Environment Policy 35 is applicable in this case which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 3.3 Planning Circular 1/98 provides advice on the replacement of windows and includes the following guidance: "BUILDINGS IN CONSERVATION AREAS 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." ## PLANNING HISTORY 4.1 PA 15/00373/B proposed the installation of replacement sliding sashes on the front elevation which was approved. 4.2 Planning approval has, however been granted for the replacement of existing windows with plastic framed sliding sashes at number 4 - 13/00723/B, 5 - 07/00872/B, 9 - 14/00233/B, 15 - 10/00739/B and 23 - 13/00723/B and timber framed sliding sashes were approved at number 3 under PA 09/01504/B. REPRESENTATIONS - 5.1 Peel Town Commissioners indicate that they do not oppose the application (22.05.15). ASSESSMENT - 6.1 As the proposal involves the rear elevation which is not readily visible by the public and where the rear elevation does not have the attractiveness and interest of the front, it is less important and as such, as reflected in the Planning Circular, windows in the rear elevation can have more modern styles of opening and modern frame materials. In this case the existing windows are non traditional in opening style and proportion and what is proposed is closer to a half and half subdivision. As such what is proposed is considered to at least preserve the appearance of the property and possibly slightly enhance it and as such complies with EP 35 and PC 1/98 and is recommended for approval. PARTY STATUS - 7.1 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 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: 15.06.2015 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 the drawings and information all received on 5th May, 2015. 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 : 16.06.2015 Determining officer (delete as appropriate) Signed :………M GALLAGHER….. Michael Gallagher Director of Planning and Building Control --- *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/6021-german-1-church-replacement-dwelling/documents/917827*