Officer Report

Application No.: 14/00848/B Applicant: Mr Paul Lewin & Mrs Claire Lewin Proposal: Installation of replacement windows to front and side elevations Site Address: 19 Stanley Road Peel Isle Of Man IM5 1NY Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the curtilage of 19 Stanley Road, Peel an end of terrace, three-storey Victorian property set on the southern side of the road. It is painted smooth render to the ground floor, with textured render and smooth render decorative bands formed around the windows.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the installation of replacement windows to front and side elevations.

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this property.

4.0 PLANNING POLICY - 4.1 The site is identified as being within a "Mixed Use" within the Peel Local Plan 1989. - 4.2 As the property is located within the Peel Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, General Policies 1 and 2 and Environmental Policy 35. Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) "Buildings in Conservation Areas" of Policy 1/98 are also considered to be relevant to determining this application. Strategic Policy 4 states: 'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;

(b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
(c) not cause or lead unacceptable environmental pollution or disturbance.'

General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

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.'

Policy CA/2 - Special Planning Considerations states:

'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.'

Category b) "Buildings in Conservation Areas" of Windows Policy 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 patterns and section of glazing bars and the same frame sections as the 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"

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners considered the application and 'recommend for approval'.

6.0 ASSESSMENT - 6.1. The application seeks planning approval for the installation of replacement PVC sliding sash windows to front and side elevations. - 6.2 The property retains painted timber sliding sash in a simple format without glazing bars. - 6.3 The proposed PVC sliding sash windows have the same opening format and general frame dimensions as that they replace. - 6.4 The remainder of the street is predominantly painted timber sliding sash with the adjoining neighbour being one of two properties in PVC, casement format windows which are not considered to preserve or enhance the character of the Conservation Area. - 6.5 No. 7 has had replacement sliding sash windows in PVC installed as application 06/01829/GB and appears successful. - 6.6 In conclusion, the installation of replacement PVC sliding sash windows to front and side elevations is considered to have a neutral impact upon the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1 and 2, Environmental Policy 35 from the Isle of Man Strategic Plan 2007 (20th June 2007), Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) 'Buildings in Conservation Areas' of Windows Policy 1/98 and is therefore considered acceptable.

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS: - 8.1 The local authority Peel Town Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

10.09.2014

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 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 Drawings Number 14/25/01 entitled 'Planning Application Drawing', 3 No A4 colour sheets entitled 'Quotation' which indicate the format of the windows and trade literature on 'Bespoke High Security Sash Window' all date stamped 17 July 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : ………..………………….. Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management

Officer Report

Source & Provenance