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Application No.: 17/00922/B Applicant: Mr Richard Palmer Proposal: Installation of replacement windows Site Address: Flat Above Post Office Douglas Street Peel Isle of Man IM5 1BB Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.11.2017 _________________________________________________________________
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.
This approval relates to site plan, location plan, elevation drawings and 4 x photographs date stamped and received 30th August 2017 and DPM quote 19th October 2017 date stamped and received 22nd October 2017.
_______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The site is the curtilage of Peel Post Office, Douglas Street, Peel an existing two storey terraced property located on the northern side of Douglas Street midway between the junction with Athol Street and Michael Street in the heart of Peel town centre. - 1.2 The two storey front elevation comprises a ground floor projecting lean to shop front display with a central doorway. At first floor the property has a tourist accommodation flat with four timber framed 50/50 top opening windows with a single vertical glazing bar on the front elevation. The windows are split into two side by side pairs. - 1.3 On the east facing side elevation are a single window at first floor and a single window at ground floor each matching the timber frame top opening design of the front elevation. - 1.4 At the rear, part of the roof forms a catslide within which sits a recessed first floor dormer window. To the west of the catslide is a two storey elevation with two windows. Each of these windows matches the style, finish and opening method of the other timber frame top opening windows. - 1.5 All the existing windows are painted blue. - 1.6 The application site is located within the Peel Conservation Area. THE PROPOSAL
2.1 The current application proposes the replacement of the existing timber 50/50 top opening casement windows at first floor and on the side and rear elevations with new UPVC windows to match the opening method and glazing bar pattern of the existing. - 2.2 No alterations are proposed to the ground floor shop frontage. PLANNING HISTORY
3.1 There are no previous planning applications considered materially relevant in the assessment of the current application. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as "Mixed Use" under the Peel Local Plan 1989. As previously mentioned, the application site is also located within the Peel Conservation Area.
4.2 Given the nature of the proposal Environment Policy 35 of the Isle of Man Strategic Plan 2016 is considered specifically material to the assessment of the current planning application along with Planning Circular 1/98: - 4.3 Environmental 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."
4.4 Planning Circular 1/98 - Buildings in Conservation Areas 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 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 original method of opening, whatever the material used in the construction."
REPRESENTATIONS
5.1 Peel Town Commissioners have indicated that they have no objection to the current application. 12/10/2017. - 6.0 ASSESSMENT
6.1 The application seeks approval for the removal of the existing timber windows and their replacement with new UPVC windows with glazing bars and opening methods to match the existing. There are no alterations proposed to the ground floor shop frontage or front door. - 6.2 The Strategic Plan states that any development within a Conservation Area must either preserve or enhance the character. Although the existing timber materials will be lost, there is a generally level of acceptability towards the use of modern UPVC alternatives as proposed here. The key test is whether or not the proposed new elements preserve or enhance the Conservation Area. - 6.3 While the installation of sliding sash is always sought in Conservation Areas, the proposal here to replace the existing windows with new UPVC replicas is considered to comply with the test of EP35 and will preserve the general appearance of the first floor, side and rear elevations. - 6.4 The DPM quote indicates that the proposed windows will be white upvc, while the installation of a darker colour to match the existing windows would create a uniform appearance throughout the ground and first floors, the use of colour cannot be controlled. The existing windows could be painted to any reasonable colour (that would not detriment the character of the Conservation Area) without materially changing the appearance of the property to be considered development
7.1 The proposed windows are within the bounds of acceptability to meet the tests of EP35. INTERESTED PERSON 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.
Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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