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| Application No.: | 13/00454/B |
| Applicant: | Mr Ryan Denham |
| Proposal: | Installation of replacement windows and door |
| Site Address: | 24 Circular Road Peel Isle Of Man IM5 1ND |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 29.04.2013 |
| Site Visit: | 29.04.2013 |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the curtilage of 24 Circular Road, Peel which is a two storey terraced property located on the southern side of Circular Road. The front elevation of the property has timber sliding sash windows and a timber door.
2.1 The application seeks approval for the installation of replacement windows and door. The proposed windows would be uPVC sliding sash windows.
3.1 The previous planning applications is considered specifically material in the assessment of the current application:
3.2 Insertion of rear dormer window - 88/04195/B - APPROVED
4.1 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.
4.2 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."
4.3 Planning Circular 1/98 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 originals, but not necessarily the original method of opening, whatever the material used in their construction."
5.0 CONSULTATIONS 5.1 Peel Commissioners recommend approval 6.0 ASSESSMENT 6.1 The application seeks approval for the installation of replacement windows in the front elevation and the installation of a replacement door in the front elevation. The main issue to consider in the assessment of the application is the impact on the character and appearance of the Peel Conservation Area. 6.2 The existing windows in the front elevation are timber sliding sash, all the replacement ones would be uPVC sliding sash widows. 6.3 Planning Circular 1/98 states that replacement windows should have the original method of opening and same pattern and section of glazing bars. The initial scheme raised concern due to the ground floor window and the type of window proposed. Currently, there are two sliding sash sections which are the original features of this dwelling. The proposal would be to replace these with a single sash window. It was consider this would not preserve or enhance the character or appearance of the Area. Consequently, discussions with the applicant and taking a detailed look into the history of similar applications along Circular Road, the applicants have now proposed the double sliding sash window design in the ground floor, to match the existing. Therefore, the replacement windows would have the original method of opening and therefore would comply with Planning Circular 1/98. 6.4 The Conservation officer has considered the scheme and has no objection. 6.6 Overall, whilst it would be preferred to replace all the windows with timber sliding sash windows, it has been accepted by the planning authority that the method of opening is the most important aspect and the material is secondary. Consequently, it is considered the proposal would enhance and preserve the character and appearance of the Peel Conservation Area.
7.1 Overall, it is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following parties that made representations to the planning application by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status:
Peel Commissioners
Recommended Decision: Permitted
Date of 23.05.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the following plans Drg 0077 A, Drg 0077 B, Drg 0077 C and Drg 0077 REV A received on 15th April 2013 and 9th May 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 : 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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