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Application No.: 21/00989/B Applicant: Mr Neil & Mrs Tracey Pitts Proposal: Installation of replacement front door with window above Site Address: 6 Church Street Peel Isle Of Man IM5 1HL Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.09.2021 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic Policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will preserve and protect the character of the Conservation Area, and that 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. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to the information received 10.08.2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The site is 6 Church Street in Peel, a three storey mid-terrace property on the western side of the street, within the town's Conservation Area. The property has a slate pitched roof, chimney stacks on both party walls, smooth render walls and double glazed UPVC sliding sash windows on the front elevation. The properties along the street are set back from the highway with front gardens set behind painted masonry dwarf walls and painted metal railings above. - 1.2 The property's front door is a painted timber four panelled design with glazing in its upper panels. The door has solid side panels and a glazed fanlight above.
2.0 THE PROPOSAL - 2.1 The proposal is to replace the existing painted timber four panelled door, solid side panels and fanlight above with a UPVC 4 panelled door with glazing in its upper panels and a glazed fanlight above, all in a similar style to the existing.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use and within the town's Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The property is not in an area at risk of flooding. - 3.2 TOWN AND COUNTRY PLANNING ACT 1999 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
General Policy 2 of the Strategic Plan: 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:
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
4.0 PLANNING HISTORY - 4.1 The application site has been the subject of the following applications:99/01423/B - Installation of uPVC windows and door to replace existing and rooflight to rear (appeal refused) 00/01565/B - Installation of uPVC sliding sash windows to replace existing to front elevation (permitted) 05/01656/B - Erection of an extension to existing kitchen to form utility room (permitted).
5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (26.08.2021).
6.0 ASSESSMENT - 6.1 The pertinent issue with the application is whether the proposed door and fanlight preserves or enhances the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area. - 6.2 The proposed replacement door is similar to that permitted under application 19/01217/B. The principal difference to the 2019 approval is the proposal to replace the existing single glazed timber fanlight and solid side panels with a UPVC framed double glazed unit and UPVC side panels. Whilst the front doors (and the fanlights above) of the properties along the street are judged to positively contribute to the character of the Conservation Area, numerous other factors make a positive contribution including the rhythm of the windows, the feature mouldings around the openings, the dwarf walls and railings around the front gardens, the pitched roofs and chimney stacks, and the sash windows. The replacement door is very similar to that already permitted, and therefore the focus of this assessment is on the alteration to the fanlight and side panels. The proposed side panels will be in a style very similar to the existing, and it is therefore judged that the replacement side panels preserve the character of the Conservation Area. Whilst the fanlights on the properties do contribute to the street's character, the nature of the proposed fanlight is judged to be sufficiently close to the existing that the overall character of the Conservation Area is being preserved. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the property already has UPVC double glazed windows on the front elevation, and the overall impact will be to preserve the character of the Conservation Area.
7.0 CONCLUSION - 7.1 It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will preserve and protect the character of the Conservation Area, and that 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. The application is therefore recommended to 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:
8.2 The decision maker must determine:
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 : 22.09.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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