124286

==== PAGE 1 ====

                                      20/00755/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00755/B Applicant : Mrs Shelley Langan-Newton Proposal : Installation of replacement windows and door Site Address : 2 Lhargan Port St. Mary Isle Of Man IM9 5AR

Technical Officer: Mr Thomas Sinden Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.09.2020 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Environment Policy 35 of the Strategic Plan, together with Planning Policy Statement 1/01 and Planning Circular 1/98; and whilst the frames are not in a traditional material suggested by Environment Policy 34, the Planning Circular makes it clear that the opening style is more relevant that the frame material which in this case is considered acceptable.

Plans/Drawings/Information; This decision relates to statement and images, in particular images (I) and (J), received on 14th July 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is a property on the west side of Lhargan Road in Port St Mary, 100 yards north of the road's junction with Bay View Road. The site sits within the proposed Conservation Area

==== PAGE 2 ====

                                      20/00755/B                                     Page  2  of  4

published within the Area Plan for the South. Number 2 is the most southerly of a row of terraced houses, two stories in height with pitched roofs and chimney breasts on the gable and party walls. The eaves line of number 2 is stepped down from those on the other properties on the row. The terrace is finished in a mix of dressed stone, spar dash, painted stone and painted render. The draft Conservation Area Character Appraisal notes that the terrace appears on the 1869 Ordnance Survey map.

1.2 The windows on the front elevation and gable of the property are timber, with some painted white and some brown. The other properties along the terrace have a mixture of timber and PVC windows, all of which are white.

1.3 The front and side door of the property are timber with fixed glazing panels from threshold to head height. The other properties on the terrace have solid timber front doors (with fixed lights above), while the rear doors cannot be seen from the highway.

2.0 THE PROPOSAL 2.1 Proposal is to replace two rear windows, one side window and the side door (both on the southern gable). The existing rear windows are framed with cream painted timber. The existing side window has two glazing panels divided by a central mullion, framed with dark brown painted timber. The existing side door is full height glazed, framed in dark red painted timber, and sits in a white painted timber door frame. The proposed windows and door would be white UPVC framed, the proposed replacement door would have a single full height glazed panel.

3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as predominantly residential and within the village's Proposed Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.

3.2 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality and (n) is designed having due regard to best practice in reducing energy consumption.

3.2 Planning Circular 1/98 provides advice on the replacement of windows and suggests in Conservation Areas the method of opening is more important than the frame material but the original method of opening should be replicated where the originals are in place.

3.3 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.

4.0 PLANNING HISTORY 4.1 Planning approval was granted under 02/00593/B for the installation of timber framed sliding sash windows and 84/00666/B approved a rear porch. Planning approval was granted for the rendering of the front elevation under 02/02080/B. Planning approval was granted under 18/00584/B for rendering works (retrospective), while a Certificate of Lawfulness was issued under 18/00585/LAW for the installation of a replacement roof.

==== PAGE 3 ====

                                      20/00755/B                                     Page  3  of  4

4.2 Planning approval was granted under 19/01411/B for the installation of a heat pump. The works permitted under this approval are cited in the applicant's supporting statement as the main reason for this application.

5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application subject to a condition relating to highway works (4.8.2020). Given the nature of the proposals, it is not thought relevant to include this condition within any approval.

5.2 Port St Mary Commissioners initially noted that the expiry date for comment on the application is 21.8.2020, while their next meeting was not until 26.8.2020. Following this, the Commissioners have stated that they have no objection to the application (1.9.2020).

6.0 ASSESSMENT 6.1 The issue here is whether the proposed windows preserve or enhance the character or appearance of the proposed Conservation Area in which the property sits taking into account the special character of the area. Whilst the CA is not yet adopted so the full force of Environment Policy 35 and Planning Policy Statement 1/01 cannot properly be applied to this development, it is important that development does not prejudice the future designation of the Conservation Area by allowing something that could be viewed as harmful. Assessment under General Policy 2(n) is also thought relevant given the link the proposals have to the recent installation of a heat pump. The proposals will clearly comply with General Policy 2(n), given the increased energy efficiency modern windows will provide in comparison to those currently in place.

6.2 The proposed windows are to be UPVC framed, white in colour. Whilst Environment Policy 34 expresses a preference for original materials to be used, Planning Circular 1/98 suggests that the pattern and section of glazing bars, together with the method of opening, should be the same as the units being replaced. The location of the windows to the rear and side of the property, together with the fact that the pattern and opening methods match those of the existing units, is judged not to detract from the character of the proposed Conservation Area.

6.3 The replacement side door proposed is UPVC, white in colour and has a single full height glazed panel. The existing door is dark red, with full height glazing divided in to four panels by three horizontal frame sections. Whilst clearly different in appearance, the location of the side door is set back from the road and it is thought the change would be unnoticed by most. Further, it is extremely unlikely that the door being replaced is in a form originally installed on the property, and it is not in a style referred to in the Draft Conservation Area Character Appraisal. It is therefore judged not to detract from the character of the proposed Conservation Area.

7.0 CONCLUSION 7.1 It is concluded that the application meets General Policy 2, as the proposals do no affect adversely the character of the surrounding townscape. Environment Policy 35 and Planning Policy Statement 1/01 are being met as the character and appearance of the proposed Conservation Area are being preserved. Whilst the frames are not in a traditional material suggested by Environment Policy 34, the Planning Circular makes it clear that the opening style is more relevant that the frame material which in this case is considered acceptable. The application is therefore recommended to be approved.

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;

==== PAGE 4 ====

                                      20/00755/B                                     Page  4  of  4

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

Decision Made : Permitted

Date: 03.09.2020

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.