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Application No.: 17/00016/B Applicant: Mr Justin Bowen Proposal: Replacement of existing timber windows and front door with double glazed white uPVC sliding sash windows and uPVC door designed to match existing Site Address: 9 Church Lane Peel Isle Of Man IM5 1AW Case Officer : Miss Lucy Kinrade Photo Taken: 12.01.2017 Site Visit: 12.01.2017 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Rachan Cottage, 9 Church Lane Peel, a two storey mid terraced dwelling sited within a row of terrace houses just west of St Peters Church in the centre of Peel. The front elevation of the property has a painted rendered finish with a window and front door at ground floor level and two windows above at first floor level. - 1.2 All the existing windows at the front are timber framed with the lower ¾ of the window fixed and the top ¼ of the windows opening. The windows are finished in a dark colour. - 1.3 The existing front door is timber with solid panels at the bottom with 4 glazing panes above, the door is also finished in a dark colour. - 1.4 The site lies within the designated Peel Conservation Area.
2.0 THE PROPOSAL - 2.1 Following discussions with the agent new drawings were submitted for the application on 31/01/2017. - 2.2 The current planning application proposes the removal of all the existing front elevation windows and their replacement with new double glazed 50/50 UPVC sliding sash windows. - 2.3 Also proposed is the replacement of the existing front door with a new UPVC front door designed to match the existing.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of two previous planning applications; PA 98/00237/B for the replacement of the roof over the existing kitchen which was refused in May 1998 and a subsequent application PA 98/01287/B again for the replacement of the existing kitchen roof which was approved in October 1998.
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.
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4.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application: - 4.3 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:
4.4 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."
4.5 With regard to the nature of the proposal we can also consider elements of the Isle of Man Planning Circular 1/98: The Alteration and Replacement of Windows which sets out and provides guidance policies in respect of the alteration or replacement of windows. - 4.6 Planning Circular 1/98 - 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 There have been no comments submitted.
6.0 ASSESSMENT - 6.1 The application seeks approval for the replacement of the existing front elevation windows with new UPVC sliding sash windows and a new UPVC front door of 9 Church Lane, Peel. The fundamental issues to consider in the assessment of this planning application are the impact of the proposed development on the character and appearance of the existing dwelling, the impact of the proposal on the surrounding area and local environment and whether the proposal would preserve or enhance the Conservation Area in which the property stands. - 6.2 When assessing applications for replacement windows it must be determined as to whether such proposals are not only in keeping with the individual building, but also with the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 which specifies that development within Conservation Areas will only be permitted if it preserves or enhances 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.
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6.3 The initial drawings set out the replacement windows to be casement top opening windows, given that the designated Conservation Area is predominantly characterised by the use of 50/50 timber sliding windows it was considered that the replacement with casement windows here would be unacceptable. Following discussions with the agent new drawings were submitted proposing the use of UPVC 50/50 sliding sash windows. The new proposed windows were considered to enhance the Conservation Area and the new windows would positively contribute to the appearance of Church Lane. - 6.4 Although the use of timber sliding sash would be a greater enhancement, it is considered that a UPVC equivalent in this instance would be acceptable and would still retain the character of the area to a more than satisfactory level. - 6.5 There is a varying approach to the glazing bar patterns within the 50/50 sliding sash windows in the surrounding area, some windows with a vertical central glazing bar and some without. The key defining elements throughout is the sliding sash opening method and the 50/50 central horizontal glazing bar. The omission of a vertical glazing bar in this instance is not considered to adversely impact the appearance of the existing property or the Conservation Area. - 6.6 In terms of the replacement of the door, this stretch of Church Lane is characterised by a number of timber and composite doors each with their own individual qualities, some featuring a barn style opening method with central glazing panels and others constructed with solid timber panels. The replacement in this instance of the front timber door with a UPVC equivalent to match the design of the existing door is considered acceptable. - 6.7 Overall it is considered that the proposed replacement of both the windows and the front door with new sliding sash UPVC windows and a UPVC door will increase the thermal efficiency of the dwelling without detriment to the appearance of the property. It is expected that the installation of the sliding sash windows will not only enhance the appearance of the existing property but will enhance the designated Conservation Area.
7.0 RECOMMENDATION - 7.1 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 2016 and the provisions of Planning Circular 1/98. It is therefore recommended that the planning application be approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 23.02.2017 17/00016/B Page 3 of 5
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 drawing number 0103 and 0103A both date stamped and received 31/01/2017, and the Site Plan date stamped and received 4/01/2017
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 24.02.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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