Officer Report

Application No.: 18/00805/B Applicant: Mr Robert Stabler Proposal: Installation of replacement windows to front elevation Site Address: 4 Duke Street Peel Isle of Man IM5 1NG Principal Planner: Miss S E Corlett Photo Taken: 20.08.2018 Site Visit: 20.08.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.09.2018 _________________________________________________________________

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.

• C 2. The replacement windows must each have a single externally expressed vertical glazing bar to replicate the style of the existing windows in the property. Reason: To retain the character of the property which is within a Conservation Area. Plans/Drawings/Information: This decision relates to the drawings and brochure information received on 1st August, 2018. _______________________________________________________________

Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing property, 4, Duke Street, which is a double fronted, flat fronted dwelling which sits on the northern side of Duke Street, a narrow

• land which has dwellings on both sides. The property comprises an original cottage, number 4 which was extended in the late 1990s to provide accommodation for people with learning disabilities (97/01951/B). The extension took the form of another cottage of the same height, eaves level and general design. There are certain elements of the extension which belie its relatively young age - the chimney detailing (the chimney is false), the inclusion of bellcast beading above the window heads and between the ground and first floors on the gable, none of which is found on the cottage alongside, number 4.
• 1.2 The windows currently in the property are timber framed sliding sashes with a single vertical glazing bar in each sash. The windows have horns on the lower frame of the upper sash. On close inspection, these windows do not appear to be original or old, as some incorporate trickle ventilation bars and the upper sash appears to have the bottom frame spliced into the side frames rather than the side frame and horn being one piece of timber. One pane has an extraction vent within it.
• 1.3 Windows in the streetscene vary from old, Georgian pane sliding sash to modern timber and uPVC framed casements with some uPVC framed sliding sashes and this property having timber framed sliding sashes. THE PROPOSAL

2.1 Proposed is the replacement of the windows with uPVC framed sliding sashes. They do not appear to have any glazing bars or horns although the applicant has clarified that they will have both (e-mail dated 15.08.18). PLANNING POLICY - 3.1 The property lies within an area designated on the Peel Local Plan 1989 as Mixed Use. The site also lies within the town's Conservation Area. As such there is a requirement for development to preserve or enhance the character or appearance of the Area as set out in EP35 of the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man. There is further guidance provided in Planning Circular 1/98 as follows:

"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 The property was extended and altered under 97/01951/B as reported above. REPRESENTATIONS - 5.1 There are no representations at the time of writing. ASSESSMENT - 6.1 The existing windows are not original although they have the original frame material and opening style. What is proposed matches one of these elements - the opening style, but framed in a modern material (uPVC). Given that the existing windows are not original, it is not considered unacceptable for modern frame materials to be used.

6.2 The proposed windows will have the correct style of opening and will incorporate horns and the vertical glazing bar to match the original windows that would have been in the property. CONCLUSION - 7.1 The proposed replacement windows are considered to be acceptable and accord with EP35 and PPS1/01 and are supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.09.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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