5 September 2017 · Committee
1, Mona Street, Peel, Isle Of Man, IM5 1hj
The application sought full planning permission to replace all windows at 1 Mona Street, a prominent three-storey corner property at the junction of Mona Street and Christian Street within Peel's Conservation Area. The existing windows are single-glazed timber frames with Georgian-style glazing bars installed in the early 1980s, before the Conservation Area was designated, and are not original to the building. The proposed replacements are white uPVC sliding sash units with a single central glazing bar and decorative external horns throughout the main elevations, with two casement units in the rear outrigger that cannot be seen from public positions. The current scheme addresses both concerns: the sliding sash design is historically accurate for the building's era and consistent with the character of Mona Street, and the opening style removes the safety issue. The officer acknowledged the ground floor chamfer treatment is not ideal but concluded that the proposal as a whole preserves and enhances the Conservation Area in compliance with Environment Policy 35 and General Policy 2, even if it is not the optimum solution. The Planning Committee permitted the application at its meeting on 4 September 2017.
The proposed sliding sash windows with a single glazing bar and decorative horns are historically accurate for the building's era and represent a clear improvement on the existing non-original Georgian-style frames, which are both idiosyncratic and historically inaccurate. The Planning Committee agreed with the officer's recommendation and permitted the application.
General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
The Alteration and Replacement of Windows
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
For the avoidance of doubt the windows hereby approved for installation shall be formed of sliding sash frames with a single, central glazing bar and external decorative horns, with the exception of two windows in the ground floor annex as shown on approved Drawing REF 8 (date-stamped as having been received 11th July 2017).
