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                                      19/01335/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01335/B Applicant : Cheryl Cousins Proposal : Installation of replacement windows to front elevation Site Address : St James Chapelry Niarbyl Road Dalby Isle Of Man IM5 3BR

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.01.2020 __

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. For the avoidance of doubt no approval is hereby given for the replacement or alteration of the existing stain glass windows which are required to be retained (within new timber frames & double glazed units either side) as shown on the submitted documents received on 27th November 2019.

Reason: the application has proposed to retain the existing stain glass windows and the application has been considered on this basis only.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 27th November 2019. __

Interested Person Status - Additional Persons

None __

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                                      19/01335/B                                     Page  2  of  4

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site is part of St. James' Church situated in the heart of Dalby. The church is used for a variety of community purposes and is known as St. James' Community Hub. The building has a number of floors, the basement, which has its own front entrance on the southern elevation and a second entrance on the northern side, was originally the school master's home when the building was consecrated in 1839 as a church and school.

2.0 THE PROPOSAL 2.1 The planning application seeks approval for the installation of new window frames and encapsulating the existing stain glass windows with double glazed panels to either side. The existing stain glass windows would be retained.

3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant in the assessment and determination of this application:

3.2 Installation of Perspex sheet cover over stain glass windows (11/01358/B) - Approved

4.0 PLANNING POLICY 4.1 The site lies within an area designated on The Isle of Man Planning Scheme (Development Plan) Order 1982 as not for any particular purpose and within a wider area of High Landscape Value and Scenic Significance. 3.2 As such, there is a presumption against development in such areas although this does not specifically prevent changes of use which would not be in conflict with other policies in the plan. The over-riding concern in areas of HLV is the protection of the character of the countryside which is protected for its own sake and that should be of importance in the assessment of the application. St. James' Church has been identified as worthy of consideration for Registration.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains three policies that are considered specifically relevant to the assessment of this current planning application:

4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

4.4 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

4.5 Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

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                                      19/01335/B                                     Page  3  of  4

5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (18.12.2019).

5.2 Patrick Commissioners seek a deferment till the 13th January (03.01.2020). At the time of writing this report (20.01.2020) no further comments had been received.

6.0 ASSESSMENT 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and individual building.

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE AND INDIVIDUAL BUILDING. 6.2 The proposal to replace the existing timber frames with new timber frames of the same style/design is considered acceptable. The main issue is whether the works to the stain glass windows are considered acceptable or not.

6.3 It is noted that permission was granted to install a Perspex sheet cover over one of the three existing stain glass windows to the front elevation. Arguably the proposal now results in a similar visual appearance. The downside to the double glazing (i.e. encapsulation) is that the finish of the window will appear slight more flat compared to the existing which has a more uneven surface given the lead between the stain glass. The new windows will also give more of a sheen. However, the benefits of encapsulation are that it offers a greater level of protection of the windows from the weather/vandalism and also energy efficient benefits. Overall, it is considered the proposal would be a reasonable way forward to ensure the stain glass windows are retained and protected for the future, while also improving the energy efficiency of the building. This is in turn will help reduce cost of maintaining the building and also be beneficial for its long term use.

7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in Environment Policy 1, 2 & 34 of the Isle of Man Strategic Plan 2016, specifically as it would preserve and protect the existing stain glass windows and have an acceptable visual appearance to the building/area as such the planning application is recommended for approval.

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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 24.01.2020

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                                      19/01335/B                                     Page  4  of  4

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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.