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Application No.: 21/00383/B Applicant: Mrs Jane Tatchell Proposal: Installation of replacement windows to front elevation Site Address: 60 Patrick Street Peel Isle Of Man IM5 1BS Enforcement/Planning Assistant: Expected Decision Level: Ms Charlotte Gatt Recommended Decision: Permitted Date of Recommendation: 08.06.2021 _________________________________________________________________
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.
It is concluded that the application complies with the principles of Planning Circular 1/98 and meets the tests of Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is therefore recommended to be approved.
Plans/Drawings/Information;
The approval hereby issued relates to the Application Form Ref: DSFX1616931303599, Location Plan, Site Plan, Existing and Proposed Elevations, received by the Department on 08 April 2021 and Window Details, received by the Department on 16.06.21
_______________________________________________________________ Interested Person Status – Additional Persons
DoI's Flood Risk Management Division is a Government Department which has raised material planning considerations and as such should be afforded Interested Person Status in this case.
1.0 THE SITE - 1.1 The application site is the residential curtilage of 60 Patrick Street Peel. An existing 2 storey mid-terraced town house, situated to the south west Peel and a short distance from the junction of Queens Drive. - 1.2 Looking directly to the front elevation of the property, the ground floor has 1 rectangular white sliding sash timber window with panels as two over two with margins and at first floor the glazing style two over two sliding sash sliding sash windows. All windows have horns. - 1.3 The site is zoned within an area of 'Mixed Use' on the Peel Local Plan 1989. - 1.4 The site is situated within Peel Conservation Area.
2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of 3 replacement uPVC Sliding Sash windows with horns. All of the windows match the shape of the apertures in which they are installed and the glazing bars are proposed to be like for like.
3.0 PLANNING HISTORY - 3.1 Planning Application 10/01571/B - Erection of glass balustrade at rear of property Permitted - (26.11.10) - 3.2 Planning Application 08/00670/B - Erection of first floor extension to rear elevation Permitted - (25.06.2008) - 3.3 Planning Application 03/00666/B - Installation of three roof lights to rear elevation Permitted - (29.07.2003) - 3.4 Planning Application 03/00162/PART - Alterations to dwelling including dormer window and balcony at second floor level and French doors and balcony at first floor level - Refused (27.06.2003) - 3.5 Planning Application 03/00162/B - Single storey rear extension to dwelling, installation of lights and first floor rear window - Permitted- (27.06.2003)
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 Douglas Local Plan. As previously mentioned, the application site is within the Peel Conservation Area. In determining the proposal regard shall be given to both Planning Circular 1/98 and Environment Policy 35 of the Strategic Plan in understanding whether the works preserve or enhance the character of the existing building and the wider Conservation Area and having regard to the special character of the area. - 4.2 Environmental Policy 35: "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." - 4.3 Planning Circular 1/98 sets out and provides guidance policies in respect of the alteration or replacement of windows in Conservation Areas and 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 Department of Infrastructure Highway Services - Do not oppose - (10.05.21) - 5.2 Department of Infrastructure Flood Risk Management Division - No Flood Risk Management interest - (11.05.21)
6.0 ASSESSMENT - 6.1 The issue here is whether the proposed windows 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 windows are uPVC framed in the same white colour as was previously in place. The windows are consistent with that of the neighbouring property, and fitted with the same openings and style as the previous sliding sash timber windows. They are judged not to detract from the character of the Conservation Area.
7.0 CONCLUSION - 7.1 It is concluded that the application complies with the principles of Planning Circular 1/98 and meets the tests of Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is therefore recommended to be approved.
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:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner 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: 18.06.2021
Determining officer Signed : J SINGLETON Jason Singleton
Principal Planner
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