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                                      23/01244/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01244/B Applicant : Mr Ben Gelling Proposal : Installation of replacement windows Site Address : Cronk-Lea Lhargan Port St Mary Isle Of Man IM9 5AR

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.12.2023 __

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.

C 2. All front elevation windows shall be installed with sliding sash opening methods in full accordance with details specified in LD Glazing window quote dated 14/10/2023 and the windows retained as such thereafter.

Reason: The application has been assessed on the basis of front elevation sliding sash (with exception to ground floor fixed side windows) as set out in the application in the interest of visual amenity of the existing dwelling and proposed conversation area.

This application has been recommended for approval for the following reason. The application is considered to accord with General Policy 2 and the principles of Environment Policy 35 of the IOM Strategic Plan 2016. The works also accord with Planning Circular 1/98, PPS 1/01 and the Residential Design Guidance 2021.

Plans/Drawings/Information;

This approval relates to site plan, site photographs and windows quote all date received 26/10/2023.

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                                      23/01244/B                                     Page  2  of  4

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site relates to Cronk-Lea, Lhargan Road, Port St Mary.

2.0 THE PROPOSAL 2.1 Proposed is the replacement of all window throughout front, rear and side elevation.

3.0 PLANNING HISTORY 3.1 There has been no previous applications for the dwelling.

4.0 PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential, and the site is also within the proposed Conservation Area. As such, the general standards towards acceptable development as set out in General Policy 2 are relevant along with the principles of Environment Policy 35. Planning Circular 1/98 and PPS 1/01 are also relevant in ensuring no negative impact is created which could detriment the character and appearance of the proposed Conservation Area. The Character Appraisal for the proposed Conservation Area for Port St Mary specifically refers to Cronk Road through a number of paragraphs highlighting their development in the mid 1890's and early 1900's and their building and occupation mainly by owners of guesthouses on the upper promenade. The Cronk and Lhargan comprise mainly stout Victorian terrace houses, together with some later infilling, and because of their development on the upper landward side of the road most have panoramic views over the rooftops of the development on Bay View Road to the sea and Scarlett Point beyond, and where previously would have stood the Bayqueen Hotel. It is important that development does not harm or jeopardise the Victorian qualities of the terrace or the potential for future designation of the Conservation Area.

4.2 Section 4.0 and 7.0 of the Residential Design Guidance 2021 also offers advice on the design of extensions and alterations to existing houses and how to assess the impact of such development taking into account living conditions and amenity of neighbours.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Port St Mary Commissioners - no objections (27/11/2023).

5.2 Department of Infrastructure Highway Services - No highways interest (03/11/2022).

5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT 6.1 The issues in this case are whether there is any adverse impact on the character or appearance of the existing property or the wider streetscene (GP2, EP35, PC1/98, PPS 1/01 and RDG) or whether there is any impact on neighbouring properties (GP2 and RDG).

Impact on Character and Appearance

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6.2 The traditional properties in this area are clearly identified as being a positive contributor to the character and appearance of the proposed Conservation Area. Due to the siting directly along the main road there are prominent and key views to the front elevation. The main works to the dwelling would result in: o Replacement of the existing non-traditional first floor windows with a more appropriate sliding sash windows on front elevation; o Replacement of traditional sliding sash timber ground floor windows with UPVC sliding sash windows on front elevation; o Replacement of non-traditional side and rear elevation with similar non-traditional UPVC windows.

6.3 Planning circular 1/98 sets out a relaxation of standards for windows that are not prominent from public view and in this case the works to the side and rear windows are considered acceptable and not to result in any increased or new adverse harm.

6.4 On prominent front facing elevation like this retaining original timber and sliding sash opening methods takes precedent, in this case we are losing the timber materials at ground floor but we are gaining sliding sash opening method to all the first floor windows which are currently top openers. Whilst it's a shame that the timber is being lost we are gaining sliding sash opening methods to windows across the first floor and contributing to an overall uniform appearance to the front elevation which helps towards improving the overall front elevation and streetscene appearance and so on balance it is felt that the loss of the timber is accepted in this specific case and also noting that this is not a registered building and there is a use of UPVC in the surrounding area.

6.5 There are no new or increased overlooking or privacy impacts expected beyond the existing arrangement on the amenity of the neighbours to warrant any concern or refusal in this case.

7.0 CONCLUSION 7.1 Although resulting in the loss of timber sliding sash, the works would result in an overall improvement to the appearance of the property as viewed from the streetscene and will help towards the properties continued contribution to the quality of the proposed Conservation Area.

7.2 The application is considered to accord with General Policy 2 and the principles of Environment Policy 35 of the IOM Strategic Plan 2016. The works also accord with Planning Circular 1/98, PPS 1/01 and the Residential Design Guidance 2021.

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: (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:

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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 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 : 15.12.2023

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.