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Manx Glass & Glazing Ltd Snugborough Trading Estate Union Mills Braddan
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Miss Joan Elenora Caine, Ref 13/00723/B, for the Installation of three replacement windows to front elevation at 23 Church Street Peel Isle Of Man IM5 1HN subject to compliance with the following condition(s):
Date of Issue: 14th August 2013
M Kallyher
Director of Planning and Building Control
This decision was made by the Development Control Manager in accordance with the authority delegated to her. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml.
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00723/B
Case Officer: Mr Edmond Riley Photo Taken: 09.07.2013 Site Visit: 09.07.2013 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of 23 Church Street, Peel, which is a three storey dwelling sited towards the east of a terrace comprising very similar dwellings to that of the application dwelling. This form of built environment is replicated to the west of Church Street.
1.2 All the buildings are three storeys in height, with some presenting flat facades and others bay frontages; render is predominant, with an occasional pebbledashed dwelling also evident. The colours range from traditional creams, off-whites and light browns to more unusual cobalt blue, lime green and mauve. Window frames are also of various colours, with red and green sitting alongside brown and white. No particular homogeneity of window types – whether in terms of opening mechanism, colour or material – is evident either on the application site or within Church Street in general, although white sliding sash windows are perhaps the most common.
1.3 The five windows to the front elevation of the application site are all different to one another in terms of design and opening method; the sole unifying features are their colour (white) and material (wood).
1.4 The application site is within Peel Conservation Area.
2.1 Approval is sought for three replacement windows to the front elevation; one to the ground floor (currently a 50/50 split unit), and two to the first floor. The current windows are constructed of white wood; the replacements would be white uPVC.
2.2 While the proposal is clear that the sizes of the apertures would remain as existing, the window types proposed are different from those currently in the dwelling at first floor level; at ground floor, a like-for-like replacement with the existing 50/50 split unit is proposed. At first floor, one unit is sliding sash with a single vertical glazing bar, while the other is a top-opening casement. Both the units proposed for the first floor are sliding sash, with no glazing bar. It seems likely that the windows currently in situ are not the originals.
| Application No.: | 13/00723/B |
| Applicant: | Miss Joan Elenora Caine |
| Proposal: | Installation of three replacement windows to front elevation |
| Site Address: | 23 Church Street Peel Isle Of Man IM5 1HN |
3.1 Replacement windows to the front elevation have been granted planning approval in 2000 (ref.: 00/01994) and refused in 1992 (ref.: 92/00300). 3.2 It was evident from the site visit that approvals elsewhere on Church Street for replacement windows have previously been granted.
4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989. As already noted, the application site is also within the Peel Conservation Area. 4.2 General Policy 2 is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan (adopted 2007). The following parts of General Policy 2 are relevant to the determination of this planning application: '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'. 4.3 Environment Policy 35 states: "With 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: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. Part 5, Category (b) 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 originals, but not necessarily the original method of opening, whatever the material used in the construction".
5.1 Peel Town Commissioners has no objection to the current planning application.
6.1 Approval is sought for three replacement windows to the front elevation; one to the ground floor (currently a 50/50 split unit), and two to the first floor. Planning approval is required as the application site is within a Conservation Area.
6.2 The important issue to consider in the assessment of this current planning application is how the replacement windows would fit within the streetscene and Conservation Area in general, but also on the dwelling itself, giving particular attention to the windows that are in situ. 6.3 In terms of material, a change from white wood to white uPVC has precedent within Church Street itself and the Conservation Area and is therefore not considered to be overly detrimental to either the streetscene or the wider Conservation Area. It is unfortunate from a visual uniformity point of view that only three of the five window units facing the street are proposed for replacement, although it is noted that the two windows at second floor level are identical to one another in all matters (top-opening casement in white uPVC). 6.4 While it is evident that the windows currently in situ are not the originals, it is considered that the sliding sash windows proposed represent the most appropriate opening style in the context of Mona Street and the Peel Conservation Area, sliding sash being the predominant opening style. 6.5 Given that the proposal would provide a more uniform appearance to the dwelling, and would replicate the predominant opening method for windows along Church Street, no conflict is considered to exist with either Planning Circular 1/98 or the policies of the Strategic Plan (General Policy 2 or Strategic Plan Environment Policy 35). 6.6 The planning application is not considered to affect any other material planning consideration.
7.1 It is recommended that the planning application be approved.
8.1 The local authority, Peel Town Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 12.08.2013 Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions $R$ : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with (i) the untitled Location Plan, (ii) the photographs of the existing windows, (iii) the two handdrawn plans indicating the types of window proposed for installation in the three apertures on 23 Church Street, and (iv) the application form, which indicates the proposed frame colour for the proposed windows, all received on 21 June 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : $\qquad$ Determining officer (delete as appropriate) Signed : $\qquad$ Anthony Holmes Senior Planning Officer Signed : $\qquad$ Michael Gallagher Director of Planning and Building Control
Signed : $\qquad$ Sarah Corlett Senior Planning Officer Signed : $\qquad$ Jennifer Chance Development Control Manager
PA13/00723/B Miss Joan Elenora Caine Installation of three replacement windows to front elevation, 23 Church Street Peel Isle Of Man IM5 1HN Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 21.06.2013, includes;
Listed Buildings: Address: 23 Church Street, Peel, Isle Of Man, IM5 1HN Grade: Conservation Grant application Description: Grant Application for Replacement Windows Reference Number: 00/00077/HB
Conservation Areas: Cons Areas: Peel Cons Area
Dev Control Polygons: Reference Number: 13/00723/B Status: Pending Consideration Proposal: Installation of three replacement windows to front elevation Reference Number: 00/01994/B Status: Permitted Proposal: Installation of wooden sliding sash window to replace existing to ground floor front window Reference Number: 92/00300/B Status: Refused on Review Proposal: Replacement of ground and first floor windows, 23 Church Street, Peel.
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