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Application No.: 18/01076/B Applicant: St German's Cathedral Foundation For Music And The Arts Proposal: Installation of replacement windows Site Address: Corrin Hall St German Cathedral Derby Road Peel Isle Of Man IM5 1HH Planning Officer: Mr Nick Salt Photo Taken: 31.10.2018 Site Visit: 31.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.11.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information; This permission relates to the following plans, documents and drawings:
(Date stamped as received on 12th October 2018.) Site plan, floor plan, elevations as proposed (amended plan) - Date stamped as received 23rd November 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 SITE - 1.1 The site is the curtilage of St Germans Church in Peel, specifically the Corrin Hall to the north of the site. On the eastern elevation of the main hall is an annex dating from the 1950's which houses a music school. The building features metal framed single glazed 9 pane windows and grey dash render. It is of flat roofed construction dissimilar to the pitched roof of the adjoining main hall.
2.0 PROPOSAL - 2.1 The proposal is for the replacement of the windows throughout the music school, to provide better energy efficiency and improve the appearance of the building. The replacement windows proposed for the south elevation are double glazed timber construction with white paint finish, in a Georgian style. Higher level non-opening windows to be replaced will match the existing in terms of glazing bar pattern but will be uPVC.
3.0 PLANNING HISTORY - 3.1 There have been several previous planning and Registered Building consents granted on the Church site over the years, none of which are deemed materially relevant to this application.
4.0 PLANNING POLICY - 4.1 The site is designated as 'Church' use in the Peel Local Plan 1998 (Map 2, South). - 4.2 The key policy relevant to this proposal is contained within The Isle of Man Strategic Plan 2016, specifically: - 4.3 General Policy 2 (Development in accordance with the land-use zoning); "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:
4.4 Environment Policy 35 (preservation of conservation areas); "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." - 4.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) Policy CA/2, (Conservation Areas); "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." - 4.6 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is noted: "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 REPRESENTATIONS - 5.1 There is No Highways Interest in this application (29.10.18).
6.0 ASSESSMENT - 6.1 The key consideration in the assessment of this proposal is the character and appearance of the building itself, the surrounding area, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98 as set out in section 4 of this report. - 6.2 The current windows on the school are not of any particular merit architecturally, nor is the extension itself as noted in the supporting statement submitted by the applicant. The Georgian style sash windows on the main Corrin Hall building are much more sympathetic to the area. With this in mind, the proposal to replace the current single glazed metal windows with double glazed units similar to the main hall is welcome. This would improve the building visually and complement the area. The south elevation windows would be of timber construction which would enhance the visual appearance and character of the site. With regard to the proposed uPVC window on the North elevation, these would be partially visible high level fixed windows and the use of uPVC in this case would not be seen as detrimental to the character and appearance of the site or wider area. - 6.3 Whilst Planning Circular 1/98 notes that all replacement windows in Conservation Areas must replicate the original, the requirements and provisions of the Isle of Man Strategic Plan 2016 hold more weight in this regard and the proposal would be in compliance with GP2 (b,c&g), as well as EP35. The method of opening would be retained.
6.3 In addition, GP2 (n) requires that development have regard to best practice in terms of energy consumption. It has been noted by the applicant, and is apparent, that the current single glazed windows are not energy efficient. The new double glazed units would improve the appearance of the building whilst also improving energy efficiency. - 7.0 CONCLUSION
7.1 The proposal complies with General Policy 2 and Environmental Policy 35 of the 2016 Strategic Plan, and Policy CA/2 in Planning Policy Statement 1/01 in preserving the special character of the Conservation Area and the character and appearance of the site and streetscape. It is therefore acceptable and recommended for approval. - 8.0 INTERESTED PERSONS STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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.
Decision Made : Permitted Date : 30.11.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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