Installation of replacement windows and front door
Site Address:
36A Market Street Peel Isle Of Man IM5 1AE
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
The Application Site
The application site comprises the residential curtilage of a mid-terrace dwelling located on Market Street in Peel.
The Proposal
The proposed development comprises the installation of replacement windows and door on the front elevation of the dwelling.
Planning History
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
Planning application 98/01366/B sought planning approval for the installation of uPVC windows to replace existing. This previous planning application was refused at the initial stage, confirmed refused at review and an appeal against the refusal dismissed on the 4th August 1999.
Planning application 00/01889/B sought planning approval for the installation of timber sliding sash windows to replace existing on the first floor elevation. This previous planning application was approved on the 2nd March 2001.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989. The application site is located within a Conservation Area.
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 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."
Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it 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 original. 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 originals, but not necessarily the original method of opening, whatever the material to be used in the construction."
REPRESENTATIONS
At the time of writing no representations had been received.
ASSESSMENT
The planning application seeks planning approval for the installation of replacement windows and door on the front elevation of the dwelling. It is proposed to replace a mix of wooden sliding sash and wooden casement windows with uPVC sliding sash windows, and a painted wood door with a wood effect uPVC door.
It is reasonably assumed that a dwelling of this age and in this location would have originally had wooden sliding sash windows on the front elevation. The installation of uPVC sliding sash windows accords with the relevant provisions of Planning Circular 1/98 in respect of replacement windows within a Conservation Area. As such, the character of the Conservation Area is concluded to be suitably preserved and potentially enhanced where the casement windows are replaced. The replacement door is also considered to be an acceptable alteration within the Conservation Area.
The proposal is not considered to affect any other obvious material planning consideration.
RECOMMENDATION
It is recommended that the planning application be approved.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 03.01.2012
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 page ref: 1, 2, 3, 4 and 5 date stamped the 29th November 2011.
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: 11 January 2012
Determining officer (delete as appropriate)
Signed: _________________________ 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
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