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17/01277/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01277/B Applicant : Alastair & Jillian Hamilton Proposal : Replacement of existing windows and door to front elevation Site Address : 12 High Street Port St. Mary Isle Of Man IM9 5DR
Case Officer : Miss Lucy Kinrade Photo Taken : 21.12.2017 Site Visit : 21.12.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 21.05.2018 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The proposed windows neither preserve nor enhance the character and appearance of the existing property located within a proposed Conservation Area and as such fail to meet the tests of Environmental Policy 35.
R 2. The existing property retains much of its original character particularly on the front elevation. The proposal would result in an unacceptable loss of the existing windows for replacement UPVC windows are not considered to be sympathetic or to respect the historic character of the existing dwelling. The proposal would bring about an inappropriate and negative change to the appearance of the property contrary to Environment Policy 35 and Planning Circular 1/98
R 3. Due to the limited information available it is difficult to fully assess the impact of the proposed replacement front door on the proposed Conservation Area and as such the proposal is not considered acceptable. __
Interested Person Status - Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Officer’s Report
1.0 THE APPLICATION SITE
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1.1 The application site is the curtilage of 12 High Street, Port St Mary a two-storey, mid- terraced dwelling located on the eastern side of the road. The front elevations of the properties along this part of the street all front directly on to the highway. To the front elevation of No. 12, there are five timber-framed windows as well as a front door. All of the timber windows have a Georgian, six-over-six light glazing arrangement and appear to be 50/50 sliding sash including horn details on the middle transom. However, although appearing sliding sash the windows are in fact top opening timber casements which mock the sliding sash arrangement.
1.2 The existing front door is recessed beyond the main line of the front elevation and as such there is an integrated covered area before the timber front door. This door has a solid panel base and a glazed section above topped with a grazed arch.
1.3 The site is located within the Proposed Post St Mary Conservation Area.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the replacement of the front elevation windows and the replacement of the front door.
WINDOWS 2.2 The proposed windows are top opening casement UPVC windows with a middle transom including decorative horns. The windows are not proposed to have a glazing bar pattern.
DOOR 2.3 The front door is proposed to be replaced with a UPVC replacement with a solid base and glazing panels above.
3.0 PLANNING HISTORY 3.1 The dwelling has been subject to two previous applications for the creation of additional living space although neither is considered materially relevant to the assessment of the current application.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned, the application site is within the proposed Port St Mary Conservation Area.
4.2 In terms of strategic plan policy, Environment Policy 35 of the Isle of Man Strategic Plan 2016 is most relevant. In addition to this, Planning Circular 1/98 offers guidance on the alteration and replacement of windows in Conservation Areas and the Draft Character Appraisal for the Proposed Port St. Mary Conservation Area contains a number of extracts that relate either to the High Street or to windows within the area.
4.3 Environment Policy 35 states: "Within Conservation Areas, the department will permit only development which would reserve 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."
4.5 Planning Circular 1/98:
"BUILDINGS IN CONSERVATION AREAS 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.
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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."
4.6 The Draft Character Appraisal for the Proposed Port St. Mary Conservation Area is useful. There are no specific comments in respect of High Street, but a number of extracts relate either to High Street or windows in the area and these are worth noting:
4.6.1 "Within the village a number of properties retain their original timber windows dating back to the late Victorian period. This is particularly applicable to the upper floors of shops. A substantial number of residential properties now have uPVC windows. Many of the uPVC windows are not too incongruous, particularly where the replacements replicate the originals accurately. However, some of the uPVC replacement windows are inappropriate, particularly where wood-grain effect frames have been used. Many replacement windows, both in timber and uPVC, fitted in recent years are out of character making no attempt to replicate those which they replaced."
4.6.2 "Windows in later Victorian buildings are usually larger sashes, often with moulded architraves and moulded string courses. Some buildings have a mock ashlar finish, particularly the larger houses on Athol Street. In High Street, a number of shop fronts are evident in premises now in residential use."
4.6.3 "Most properties were still built in terraced form, with occasional semi-detached or detached houses. Windows in these properties are typically two pane sashes, often set in bay windows, and rendered eaves brackets were used."
4.6.4 "Throughout the proposed conservation area, there are properties where alterations, particularly to windows and entrance doors, have a negative effect on the area as a whole. This includes replacement of original timber windows and doors with incorrectly proportioned uPVC replacements. These often have an inappropriate wood grain."
4.6.5 "Throughout the village there is no consistent window or door style, or material used for their construction."
5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services have indicated that there is no highway interest in this planning application (22/12/2017).
5.2 Port St Mary Commissioners have no objection to the current planning application (21/12/2017).
5.3 A representative of the Isle of Man Victorian Society has objected to the application and provided comments on both elements of the proposal (windows and door) that whilst other inappropriate windows replacements have happened throughout High Street it is important that full regard is taken in the future of Planning Policies otherwise the whole purpose of the Conservation Area is lost. The representative indicates that 1) the windows should be sliding sash regardless of the materials used, 2) that the windows should be of Georgian pane matching the proportions of the existing windows, and 3) the sashes should be without horns. With regards to the door it is stated that there is insufficient detail to indicate the design of the proposal and given that this is a Conservation Area it is important that the door design is the correct one for the style of the building which should be a six panel solid door (02/03/2018).
5.4 Throughout the application process there has been email correspondence with the applicant regarding the proposal. The applicant has included within these emails a number of photographs of the existing window both open and closed, a photograph example of the proposed door and a historic photograph of the property when it was a take away chip shop.
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The applicant also included within an email dated 16/02/2018 a list of windows types for properties along the High Street concluding that 19 properties had plastic windows and 4 had wood. The list also included the opening methods for a number (but not all) of these properties, out of the 24 properties the list indicates that 9 have top opening windows and 9 have sliding sash.
6.0 ASSESSMENT 6.1 The assessment of this application will fall to whether or not the proposed replacement windows and front door respect the existing appearance of the dwelling, whether they respect the appearance of the surrounding street scene and whether or not they positively contribute to the wider character and appearance of the proposed Port St Mary Conservation Area.
WINDOWS 6.2 The Draft Character appraisal for the Proposed Port St. Mary Conservation Area identifies that a number of properties in the village have sought to retain their original windows dating back to the Victorian period, and that amongst these properties are a substantial number that have had replacement windows fitted but have made the effort to accurately replicate the detail of the originals to insure that they remain in keeping with the character of the area. Conversely, there have been replacements windows fitted in recent year that make no attempt to replicate the originals that they are replacing and consequently they are out of character with the area.
6.3 In the case of this application the existing windows are timber framed with a six over 6 glazing bar pattern. Although having a top opening window method, the existing windows are detailed to appear sliding sash and to replicate windows that would have historically dominated the area. As existing, the windows make a positive contribution to the frontage of the property and the historic appearance of the proposed Conservation Area. The mock sliding sash windows in this instance are also cohesive with the sliding sash opening method of the immediate adjoining neighbours.
6.4 In terms of strategic plan policy Environment Policy 35 states that development within a Conservation Area will only be permitted if the development preserves or enhances the character or appearance of the area. While over time a level of acceptability has formed for the installation of UPVC windows, in the case of this application the proposed top opening UPVC replacements would have a much thicker frame profile than the existing timber which would consequently bring about an inappropriate proportion to the windows. The middle transom would double in thickness and the delicacy of the existing mock sliding sash would be lost.
6.5 The High Street evidences a stark contrast between appropriate and inappropriate windows exemplifying the importance of proper window detailing including material, opening method, glazing bar pattern, the use of horns and the inclusion of decorative hood moulds.
6.6 Aforementioned the detail of the existing windows contributes to the character of the area. It is concluded that their replacement to top opening UPVC casement would have a negative and adverse impact on the character and appearance of the area which has been identified as being worthy of consideration for Conservation Area status.
DOOR 6.7 The existing door is recessed from the frontage of the dwelling and as such is not as notably visible from the main highway, especially when compared with the prominence of the windows. While there is a lack of consistency in the detail and style of doors along the High Street there is a notable use of timber material both for the door and its framing. A representative of the Victorian Society indicates that historically the door here would have been a solid timber door with a six panel detail. The fact of the matter here is that the existing door is part timber part glazed and has a neutral impact on the character of the area.
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6.8 The proposed replacement door is detailed on the drawings to have a solid base with a two panel design and gazing above without glazing bars. It was unknown from the drawings what material the door was to be constructed. The applicant provided an indicative image of the proposed door in an email dated 19th Feb 2018, this image showed the door from inside the property and had detailed solid base with two panels of glazing above finished in UPVC.
6.9 While the replacement of the existing timber door with a UPVC replica matching the solid base design and the glazed top of the existing may have a neutral impact, it is difficult to fully assess the current proposal especially giving the lack of consistency between the drawings and the information given by the applicant for the proposed door.
7.0 CONCLUSION 7.1 In view of the above, it is concluded that the proposal for the windows fails to comply with Environment Policy 35 of the Strategic Plan and neglects the general standards towards replacement windows as set out in Planning Circular 1/98. In terms of the door, it is concluded that there is a lack of sufficient detail provided to allow for an accurate and detailed assessment of the impact of the door on the proposed Conservation Area and as such a determination cannot be reached.
7.2 Accordingly it is recommended the application be refused.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: a) The applicant, or if there is one, the applicant's agent; b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material d) Highway Services Division of Department of Infrastructure and e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 24.05.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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