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18/00265/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00265/B Applicant : Mr Stephen Cowley & Dr Michelle Haywood Proposal : Installation of replacement shop windows and doors Site Address : Marina House Bay View Road Port St. Mary Isle Of Man IM9 5AQ
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.04.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the installation of any replacement windows or doors, a sample of the profile of the replacements in terms of frame, transom and cill shapes and sizes, must be approved in writing by the Department.
Reason: to ensure that the replacement features are appropriate for this site within a proposed Conservation Area.
C 3. The replacement frames and doors may be any colour provided that the colour is consistent within the frontage.
Reason: to allow interest and variety in the choice of replacement windows and shopfront, which originally were timber and would have been painted in a colour.
C 4. Prior to the installation of any replacement windows or doors, a sample of the leaded stain glass lights to replicate those already in places, must be approved in writing by the Department.
Reason: to ensure that the replacement features are appropriate for this site within a proposed Conservation Area.
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18/00265/B Page 2 of 4
Plans/Drawings/Information;
This decision relates to drawings 1, 1A and the location plan all received on 14th March, 2018.
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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):
The IOM Victorian Society who represent a properly constituted authority with an interest in the subject matter of the application
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Officer’s Report
THE SITE 1.1 The site is the curtilage of the building which sits on the southern corner of the junction of Bay View Road and Gellings Avenue in Port St. Mary. The building is a prominent three storey building which has accommodation in the roofspace, facilitated by a pitched roofed dormer facing Bay View Road and a tower feature on the corner.
1.2 The building is finished in red facing brick other than the ground floor shop front which wraps around the corner of the building: this is a timber framed and predominantly glazed facade with large open panes of full length glass with smaller, square panes in the top sixth proportion, each large light having three small squares above it and the central pane featuring decorative stained glass. The shop front is angled around the corner with a slightly narrower large lane with two square panes above it.
1.3 The Bay View Road frontage has a three square pane width after which there is a recessed door which has two of the decorative squares above a plain rectangular fanlight, to the left of this is a narrower, two square pane width and then another recessed door. The square panes continue straight across the facade at this point, with the door sitting further back into the site. The main door has an angled entrance, the second door, to the left has a straight edged entrance and this door serves the upper floor accommodation.
1.4 The mix of plain and decorative glazing in the smaller squares appears to be the result of the replacement of some of the stained glass with plain glass, over time. The window on the corner is subdivided into two equal panes, one on top of the other.
1.5 The building is used for commercial purposes on the ground floor with living accommodation above.
THE PROPOSAL 2.1 Proposed is the replacement of the shopfront in uPVC but to match the appearance of the existing, including the decorative glass.
PLANNING POLICY 3.1 The site lies within an area of Mixed use on the Area Plan for the South. The site lies within a proposed Conservation Area.
3.2 The Strategic Plan requires development within a Conservation Area to preserve or enhance the character or appearance of the Area, in line with Planning Policy Statement 1/01 -
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18/00265/B Page 3 of 4
Guide to the Conservation of the Historic Environment of the Isle of Man. Planning Circular 1/98 requires new windows within Conservation Areas to replicate the originals where these are in place. Whilst the property is not within an adopted Conservation Area, consideration should be given to the fact that the general area has been identified as worthy of consideration for CA status and care taken in any replacement features as a result.
3.3 The draft Conservation Area Appraisal makes the following observations which are considered relevant:
"The link between the north and south ends of the village runs parallel to the shoreline, and extends through Bay View Road, High Street, Athol Place, Athol Street and The Quay. At its northern end, this thoroughfare is the current commercial heart of the village, where the remaining shops are located. Buildings vary in scale and type, but dominant are the tall Victorian terraces, starting on either side of Gellings Avenue. Here there is a matching pair of corner feature-buildings built in red Ruabon brick, with decorative detailing."
"The adjacent properties on either side are identical in scale, but are rendered. All have commercial users at ground-floor level and residential use above. A number of shops have been vacant for several years. The majority of shop fronts are of poor design and inappropriate, only a few original shop fronts remain. Opposite is the former school, now occupied as offices, and the adjacent cottages which were built prior to 1869."
"The later Victorian properties are again usually built in stone and mainly finished in render, which is typically smooth and often painted white or a pastel colours. There are exceptions to the above, particularly in the case of the two landmark corner buildings at the junction of Gellings Avenue and Bay View Road. These are built in red Ruabon brick. The public conveniences on The Quay have a simple Arts and Crafts style and are finished in rough-cast render."
"Only a few original shop fronts remain at this end of the village. Every encouragement should be made to retain and repair these, rather than replace them."
PLANNING HISTORY 4.1 Planning approval was granted for the replacement of the windows with sliding sashes whose frames are shaped to match the apertures in which they will sit, under 12/01523/B. A similar proposal was considered in Port Erin, 16/00416/B which replicated the profile of the existing shopfront: the applicant is using the same suppliers.
REPRESENTATIONS 5.1 Port St. Mary Commissioners raise no objection to the application (12.04.18).
5.2 The Isle of Man Victorian Society raise concerns at the accuracy of any replication, the brochure details appearing rather more flat than are the actual window surroundings and suggest that powder coated aluminium frames may allow more detailed profiles (08.04.18). Following the submission of additional information, they suggest that the exact profile of the existing windows and cills should be followed and an effective mock up prior to installation may be an appropriate means of controlling the quality of the finished product although if the mock up is not considered acceptable, they wonder where this leaves the situation (24.04.18).
ASSESSMENT 6.1 The appearance of the windows and shop front is clearly an important element of the streetscene, commented on in the Conservation Area Appraisal. If what is proposed could replicate the existing, then a modern frame material is not considered unacceptable. It is, however, important that the complex profile of the existing frames are achieved and as such, a
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18/00265/B Page 4 of 4
condition is recommended to require the approval of a sample section of the frames, transoms and cills is approved prior to the installation of the whole windows.
6.2 The information provided which illustrates what can be achieved, shows that in white, the junctions of the various elements is more pronounced, and less effective than in the coloured frames and the applicant was requested to consider this however, this was discounted because of cost and to make the property more attractive for future occupants. The streetscene comprises a mix of shopfront colours and as such, another white frontage is not considered out of place or unacceptable.
CONCLUSION 7.1 The proposal is considered to accord with the Strategic Plan policies and Planning Circular 1/98 and is supported subject to conditions.
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:
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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 : Permitted
Date: 02.05.2018
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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