DEC Officer Report

Application No.: 19/01091/B Applicant: Mr Paul & Mrs Claire McCurrie Proposal: Installation of replacement windows to front elevation Site Address: 13 Circular Road Peel Isle Of Man IM5 1ND Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.11.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to the Site Location Plan, photograph, and window details all date stamped and received 30th September 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing mid terraced dwelling situated on the northern side of Circular Road. The properties on both sides of the road have a mix of windows, some having sliding sash - originals and more modern replacements, some having plastic framed half and half casements and others, including the application property, having top third/two fifths opening casements with fixed lights beneath.

• THE PROPOSAL
• 2.1 Proposed is the replacement of ten windows on the front elevation with uPVC casements which subdivide each aperture into two equal halves, one on top of the other. Decorative horns are also included. PLANNING POLICY
• 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use. The site also lies within the Peel Conservation Area.

3.2 The following Strategic Plan policies are considered relevant:

General Policy 2: "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:

• (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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

• Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
• Environment Policy 35: "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 Policy Statement 1/01 reiterates the objectives of EP 35 and states:

"POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

Finally, Planning Circular 1/98 provides advice on the replacement of windows and doors and states the following:

"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 has been the subject of one previous application for the replacement of the front door - 04/01277/B which was approved. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (22.10.19). ASSESSMENT - 6.1 The replacement of the existing non traditional windows with ones which are more similar to the original style of window opening will significantly enhance the appearance and character of the property and establish a positive example which others may follow. Whilst the original windows would have been timber framed sliding sashes, the replacements would be more similar to those than are the existing and as such the proposal will bring about an enhancement of the character and appearance of the property in accordance with the relevant policies. CONCLUSION - 7.1 The application accords with the relevant planning policies and the application should be approved. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 14.11.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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