Loading document...
Application No.: 23/01500/B Applicant: Mr & Mrs Peter Rixon Proposal: Replacement roof covering (retrospective) to rear annex and replacement windows & doors Site Address: 22 Church Street Peel Isle Of Man IM5 1HL Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.02.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area.
It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as they will protect and preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected.
Plans/Drawings/Information; This decision relates to the following:
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 22 Church Street, Peel, which is an existing three storey Victorian mid-terraced dwelling located on the western side of Church Street. Unlike most of the dwellings in the immediate street scene, the dwelling has two storey canted bay windows with flat roof projecting from its front elevation. At the rear is a two storey rear outrigger (annex) with a pitch roof that abuts the rear boundary. All its windows on the front elevation are UPVC sliding sash windows without glazing bars. At the rear, there is a mixture of timber sliding sash windows and top hung casement windows (the sliding sash windows have glazing bars). - 1.2 This property sits on a terrace of thirteen properties with varied external appearances situated in the centre of Peel, although its slate roof finish is a common feature of the street scene. The dwelling also has its external walls finished in painted render which is reminiscent of the immediate street scene. - 1.3 The street scene is generally a residential street made up of a mixture of window designs as there is no uniform design of windows on properties on Church Street. There is also a mixture of timber and uPVC sliding sashes and casements windows on Church Street.
2.0 THE PROPOSAL - 2.1 The proposal seeks Retrospective planning approval for replacement roof covering to rear annex, and approval for replacement windows and doors. - 2.2 The first works involves the removal of the existing covering on the rear annex which has slate roof finish, and its replacement with new imitation slate roof tiles. The colour of the tiles would remain unchanged (grey). An existing rooflight on the north elevation of the rear annex would be removed. The existing angled ridge tiles would be re-used. - 2.3 On the front elevation:
2.5 At the rear of the dwelling:
3.2.1 S18 Designation of conservation areas
(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN
3.4.1 POLICY CA/2 - Special Planning Considerations
3.5.1 Category b) BUILDINGS IN CONSERVATION AREAS Policy 6: "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."
3.6 The Residential Design Guide (July 2021) also contains guidance in Section 5 for Architectural Details.
4.1 The property has been the subject of a planning application for the Installation of uPVC windows to replace existing under PA 00/01981/B. - 4.2 Although not directly related to the application site, there has been other applications in the immediate street scene for the replacement of existing windows on the properties. Most of these applications have sought replacement windows that reinforce the character and appearance of the Conservation area. Emphasis has been placed on retaining traditional decorative leaded lights (such as PA 19/00851/B), and retaining the window styles including pattern of glazing bars, such as PA 15/00373/B, 16/00914/B, 18/01252/B.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 DOI Highways have no highway interest (29 December 2023). - 5.2 Peel Town Commissioners have not commented at the time of writing. - 5.3 No comments have been received from neighbouring properties.
6.1 The fundamental issues to consider with this application is whether the proposal would result is any adverse impact on the character or appearance of the existing property or the wider street scene, and Conservation Area (GP2, EP35, PC1/98, PPS 1/01, S18 of the Act and RDG).
6.2 In terms of compliance with Section 18 (4) of the Act, it is not considered that this proposal would conflict with that objective and as such the application will be considered in the context of the policies as set out below and within section 3 of this report. - 6.3 No new apertures would be introduced with the window and door elements of the proposal, as the works would only involve the installation of new windows to improve the thermal efficiency and appearance of the building. As such, it is not considered that the scheme would result in adverse impacts on neighbouring amenity. - 6.4 Impact on Character and Appearance
7.1 It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as they will protect and preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area. It is therefore recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 15.02.2024 Determining officer
Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown