DEC Officer Report

Application No.: 24/00008/B Applicant: Mr Sam Styles Proposal: Replacement double glazed windows and new front composite door Site Address: 36 Patrick Street Peel Isle Of Man IM5 1BR Planning Officer: Mrs Vanessa Porter Recommended Decision: Permitted Date of Recommendation: 15.02.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 4th January 2024;

• o Location Plan
• o Site Plan
• o Existing Elevations and photo
• o Proposed Elevations
• o Windows Quote
• o Door Quote

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 36 Patrick Street, Peel which is a two storey mid terraced property situated to the West of Patrick Street. - 1.2 Patrick Street is a range of terraced properties from two storey to three storey, some with dormers, some without and a multitude of different doors and windows, with no styles having an overriding factor. THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing windows to both the front and rear elevation with half and half casement windows. The proposal also includes the replacement of the front door to a two over two panel door, with a half-moon glazed panel to the upper part. PLANNING HISTORY - 3.1 There are no previous applications which are relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area.

4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area. REPRESENTATIONS - 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "Do not Oppose." (12.12.24)

5.3 No comments have been received from Peel Commissioners at the time of writing this report. ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - Section 18(4) test
• - character and appearance (GP2, b,c)

- 6.2 SECTION 18(4) TEST

• 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
• 6.2.2 The proposed works are to remove the existing one over two thirds casement windows with new half and half casement windows. Whilst applications such as this should have half and half sliding sash windows, due to the age of the existing windows and the surrounding streetscene being a mix of windows styles and varieties, it would be unnecessary in this instance to request for sliding sash windows.
• 6.2.3 With regards to the proposed works, these are not expected to impact the overall streetscene.
• 6.2.4 With regards to the proposed door, this is an acceptable door and is not expected to impact the overall streetscene.
• 6.2.5 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area by providing half and half casement windows to the front elevation and half and half casement windows to the rear elevation. 6.3 CHARACTER AND APPEARANCE

• 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. Planning Circular 1/98 states that there is no preference in the material used in windows within a Conservation Area as such the proposed uPVC windows are recognised as an acceptable alternative to timber, which will preserve the Conservation Area. CONCLUSION
• 7.1 The proposed windows to both the front and back and the replacement front door are deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act

(1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016. INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Acting 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 : 19.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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