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Application No.: 21/00252/B Applicant: Livelladean Ltd Proposal: Installation of replacement windows and door. Site Address: 1 Charles Street Peel Isle Of Man IM5 1AF Principal Planner: Miss S E Corlett Photo Taken: 15.04.2021 Site Visit: 15.04.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.05.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area.
Plans/Drawings/Information; This decision relates to drawing reference 1573.1 received on 10th March, 2021 and the door details received by e-mail on 20th April, 2021. _______________________________________________________________
Department of Infrastructure's Flood Risk Management Team raise material considerations and as such should be afforded Interested Person Status _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing terraced dwelling which sits on the northern side of Charles Street, a pedestrianised thoroughfare which links Queen Street and Market Street in the heart of old Peel. Number 1 and its immediate neighbours are Peel sandstone, the application property having cement bands around the windows unlike the others, timber framed sliding sash windows in the front elevation and a modern rooflight in the front plane. The ground floor window currently has a diamond leaded pattern in both sashes with the other windows in the front elevation being plain glass. The front door is a solid panelled timber door with a semi circular light in the top. - 1.2 The doors in the property immediately alongside (number 3) and number 5 (one of the Registered Buildings) have top opening casement windows with some of these windows being subdivided into smaller panes and these have half glazed doors, number 3 with a round toped glazed element and number 5 an angle headed set of two lights. Number 7 (also a Registered Building) has newer sliding sash windows in a light grey colour and a timber solid four panelled door.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of the front windows with uPVC framed sliding sashes in Chartwell Green. The application form states that the building is within a Conservation Area but not Registered and no pre-application advice was sought prior to the submission of the application. It is also proposed to replace the existing front door which is currently, with a four panelled door with central letterbox. - 2.2 The information available is limited to basic diagrams which do not clarify which panels of the door are solid and which are glazed and excepts from a double glazing brochure which does not clarify whether the horns are run through, whether the finish is foil or simply smooth plastic. The elevational drawing 1573.1 shows a door which differs from that shown in the window supplier's diagram. - 2.3 The applicant has clarified that the windows will have run through horns, the external finish will be foil (woodgrain effect) and that the glazing bars will be externally applied. They provide more information about the door which will be in the same colour and with two bottom panels, two lights above this and a semi circular light above that.
3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Mixed Use and within the Peel Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. - 3.2 Also, General Policy 2 of the Strategic Plan is relevant: 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:
3.4 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
3.5 Planning Circular 1/98 provides guidance on the replacement of windows and in Conservation Areas states that whatever the frame material, the method of opening on windows visible by the public must replicate the original. - 3.6 Whilst the application property is not Registered, number 5,7 and 9 Charles Street are Registered as well as 1-11, Queen Street.
4.1 Planning approved was refused for the installation of uPVC framed sliding sashes in number
7 under 15/00434/B. Permission was granted for rear alterations of the application property under 08/02356/B. A uPVC door was refused for number 9 under 04/0111/B and 7 and 9, Charles Street and 1, 3, 5 and 7, Queen Street were the subject of a refurbishment scheme which was approved. These properties were all in the same (Government) ownership at that time.
5.1 Highway Services do not oppose the application (01.04.21 and 30.04.21).
5.2 The Principal Registered Buildings Officer was consulted and considers that provided the glazing bars are applied externally, the proposal complies with the relevant policy although his preference would be for timber framed sliding sash units as replacements and the door to be solid panelled but acknowledge that what exists is not traditional (verbally commented on 13.04.21). - 5.3 DoI's Flood Risk Management Team advised that there is no flood risk from the proposed development (14.04.21 and 06.05.21).
6.1 The issue here is whether the proposed works preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area.
6.2 The proposed windows will mimic the original style of opening without the current leaded pattern (which is an improvement) and the door will be similar to the existing albeit with two additional glazed lights in the middle section. As such, the proposal is considered to preserve the existing opening style and general appearance of the doors and windows and enhance the character and appearance of the property in removing the leaded lights. - 7.0 CONCLUSION
7.1 It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, 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 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 : 18.05.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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