Planning Officer Report

Planning Officer Report And Recommendations {{table:377750}} Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of 36A Market Street, Peel which is a three storey mid terrace property situated to the eastern side of the highway. The application site is a traditional property within the Peel Conservation Area.

The Proposal

1. The application seeks approval for the installation of replacement windows in the second floor of the front elevation. The windows would be u PVC casements which would have a 50/50 split and would be top opening.

Planning History

1. There was a previous planning application in 2011 for the installation of replacement windows and front door, PA 11/01654/B. This application was approved.

Development Plan Policies

1. The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.

1. 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.

1. Planning Circular 1/98

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 their construction.

Consultations

1. Peel Commissioners recommend approval

Assessment

1. The application seeks approval for the installation of replacement windows in the second floor of the front elevation. The main issue to consider in the assessment of the application is the impact on the character and appearance of the Conservation Area.
2. The replacement windows would have a 50/50 split which would be similar to the original glazing sections of sliding sash. Whilst they would not have the original method of opening they would be an improvement over the existing windows in terms of the glazing sections.
3. There is a preference for windows with the original method of opening, however, given that the proposed windows would be an enhancement over what is there at present. The application is considered to be acceptable.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 18.02.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 permission relates to the installation of top floor replacement windows to the frotn elevation as shown in drawings Ref 1, Ref 2, Ref 3 and Ref 4 received 18th January 2013.

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: 19/2/13

Determining officer (delete as appropriate)

Signed: __________________________ Signed: __________________________ Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer

Signed: __________________________ Signed: __________________________ Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager