Officer Report

Application No.: 17/00316/B Applicant: Mr Terrence & Mrs Linda Shepard Proposal: Replacement of existing timber shop windows and door with upvc Site Address: 17A Douglas Street Peel Isle Of Man IM5 1BA Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an existing retail unit situated within 17a Douglas Street, Peel. The business occupies the ground floor unit of the 3 storey terrace property which sits on the northern side of the street. The front elevation on the property faces directly over the main street and towards the public car park opposite. The existing unit has a timber framed dark coloured door central to the front façade which has a solid base with glazing above. Above this door is an additional fixed window. Either side of the door are two large existing windows which are fixed and finished in timber frame with no glazing bars. - 1.2 The site lies within the designated Peel Conservation Area.

2.0 THE PROPOSAL - 2.1 The current planning application proposes the removal and replacement of both the front elevation windows and the window above the door with new PVC fixed frame windows to match the existing. There are no glazing bars proposed and the finish of the frames is to be a dark coloured timber effect. - 2.2 The application also proposes the removal of the existing front door and its replacement with

• a new composite Cromford door to match the style and finish of the existing like for like.

3.0 PLANNING HISTORY - 3.1 There have been no previous planning applications on the site that are considered material in the assessment of the current application.

4.0 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 within the Peel Conservation Area. - 4.2 Given the nature of the proposal the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 states:

"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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

4.4 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."

4.5 With regard to the nature of the proposal we can also consider elements of the Isle of Man Planning Circular 1/98: The Alteration and Replacement of Windows which sets out and provides guidance policies in respect of the alteration or replacement of windows. - 4.6 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."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners have indicated that they have no objection to the current application. 04/04/2017.

6.0 ASSESSMENT - 6.1 The application seeks approval for the removal of the existing front elevation windows and front door and their replacement with new PVC frame alternative that will match the design and non-opening method of the existing. The Strategic Plan states that development in a Conservation Area must either preserve or enhance the character of the existing property and the designated Conservation Area. The installation of the like for like windows is considered to match the existing and as such would preserve the visual appearance of the property and the character of the Conservation Area in compliance with EP35. - 6.2 Whilst the proposed door does not replicate the timber material construction of the existing door it is expected that its replacement with a composite equivalent and finished with a solid base and glazing above and in a dark colour, that this will help to preserve the appearance of the property from the street scene in line with EP35. - 6.3 Both the replacement window and door elements are expected to improve the thermal efficiency of the building working towards a reduction in waste heat energy in line with part (n) of General Policy 2 and their installation is not expected to generate any impacts on the amenities of the neighbours to warrant concern.

7.0 RECOMMENDATION - 7.1 It is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the provisions of Planning Circular 1/98. It is therefore recommended that the planning application be approved.

- 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) Highway Services Division of Department of Infrastructure, and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 18.05.2017 Conditions and Notes for Approval: 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 and location plan and site photographs date stamped 17/03/2017, associated window and door specification brochures date stamped 21/03/2017 and associated emails dated 27/04/2017 and 28/04/2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 24.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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