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18/00676/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00676/B Applicant : Mrs Moira Rish Proposal : Replacement white PVC windows and door to front elevation Site Address : 3 Lime Street Port St. Mary Isle Of Man IM9 5ED
Principal Planner: Miss S E Corlett Photo Taken : 11.07.2018 Site Visit : 11.07.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.08.2018 __
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.
Plans/Drawings/Information;
This decision relates to Page Ref 3 insofar as it refers to the replacement windows, the location plan and window details all received on 28th June, 2018 and the door details shown in the undated drawing received on 17th July, 2018.
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Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not 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):
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18/00676/B Page 2 of 4
The Isle of Man Victorian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department’s Operational Policy on Interested Person Status (July 2018).
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Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing two storey property situated on the eastern side of Lime Street, close to its northern end and its junction with Loch Road to the west. The property is stone-faced on the ground floor of the front elevation, with a modern mostly glazed front door and to the right at ground floor level, a plastic framed top light opening casement window with a similar window above. Both windows and the door have an internal white glazing strip running vertically through the centre of both halves.
1.2 The streetscene is very varied in terms of the height, finish and detail of the properties: whilst all are two storey, the eaves and ridge lines vary, some have dormers and some don't and those that do vary in roof pitch, width and height. Most properties are rendered and many have plastic framed casement windows and doors of differing style and amounts of glazing. The windows are not consistent in terms of opening style and subdivision: some are single lights and others are subdivided into two, one on top of the other. The properties at the north eastern end of the street generally retain more traditional elements - sliding sash windows particularly, although all the way along the terrace the windows, doors and dormers vary considerable in their appearance and appropriateness.
THE PROPOSAL 2.1 Proposed is the replacement of the door and windows on the front elevation, all to match the existing and framed in plastic. Following discussions with the Department, the style of door has been changed to better reflect a more traditional style of door with two solid panels below two large glazed lights. The windows remain plastic framed casements with an internal plastic vertical strip.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Residential and it also lies within the village's proposed Conservation Area. The CA Appraisal refers to Lime Street, noting that the layout of the properties is very much as it was in 1869, referring also to some of the cottages being stone and others rendered, but no matters of the detail of these properties is mentioned.
3.2 Within Conservation Areas there is a requirement for development to preserve or enhance the character or appearance of the area, as set out in Environment Policy 35 and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man.
3.3 Other than Conservation Area policy, the Strategic Plan requires development to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and not affect adversely the character of the locality.
PLANNING HISTORY 4.1 Planning approval was granted for the replacement of the existing windows in the dormer under 12/01222/B.
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18/00676/B Page 3 of 4
4.2 Planning approval was refused for the replacement of a half solid, half glazed door at number 11 with a more modern door with more glazing (18/00158/B). Permission has been granted for a series of replacement windows in the street:
14/01253/B at number 4 replacing existing single lights with similar 14/00911/B - installation of sliding sashes at number 20 13/91059/B replacement of windows with similar at number 19.
REPRESENTATIONS 5.1 Port St. Mary Commissioners have no objections (19.07.18 & 09.08.18).
5.2 The Isle of Man Victorian Society raise concerns that neither the style of door nor windows is appropriate for the age and character of the property and the door should be a solid six or four panel element and the windows should be sliding sash, not casements (07.07.18). Following the submission of an amended door design which features four panels, the upper two glazed, the Society advise that they support that element of the proposal but they reiterate their view that the windows should be sliding sash rather than perpetuating the incongruous windows that are there at present (19.07.18).
5.3 The Isle of Man Victorian Society refers to a recent refusal for casement windows in the High Street in the village - 17/01277/B. This refers to a property which has, what look like sliding sashes but which open in a casement fashion. The proposed replacements in that case were not considered to replicate the existing which look like sliding sash.
ASSESSMENT 6.1 The key issue here is whether the proposed replacement door and windows would have any adverse impact on the character and appearance of the area, having regard to the fact that the site lies within an area considered to be of such special interest to be considered for designation as a Conservation Area. The test in respect of CA proposals is whether the proposal would preserve or enhance the appearance or character of the property. Whilst the windows and door are not traditional, the policies do not require that replacements would have to be where the existing are not so.
6.2 The windows which are proposed are identical to those which are currently in the property. It could be argued that planning approval is not required as there would be no material change to the appearance of the property (Section 6(3)a of Town and Country Planning Act 1999). In any case, the proposal for the windows results in a perpetuation of the existing, which preserves the appearance and character of the property as is required by EP35 and PPS101. As such, the proposal complies with the Strategic Plan. The reference to the other application in the High Street is not directly relevant as the existing windows there appear as sliding sash.
6.3 The door would represent an enhancement of the character and appearance by introducing something more appropriate and thus, also complies with the Strategic Plan.
CONCLUSION 7.1 The proposal is supported.
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
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(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.
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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.
Decision Made : Permitted
Date: 15.08.2018
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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