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Application No.: 20/00866/B Applicant: Mr Nicholas Clague Proposal: Installation of replacement windows Site Address: Carrick Rooms Bay View Road Port St. Mary Isle Of Man IM9 5AE Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.09.2020 _________________________________________________________________
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.
The proposed development is considered to preserve and in part, enhance the character and appearance of the area which is proposed as being worthy of Conservation Area status in the Area Plan for the South and therefore in accordance with General Policy 2 and Environment Policy 35 and Planning Policy Statement 1/01.
Plans/Drawings/Information; This decision relates to drawings 1913/01, 1913:02 and 1913:03 all received on 3rd August, 2020. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of an existing unit situated on the south western side of Bay View Road in the centre of Port St. Mary. On the ground floor the property is commercial (currently a cafe) and above is tourist accommodation. - 1.2 The building is a three storey structure, similar to that immediately to the south east and higher than the single storey unit to the north west. - 1.3 The ground floor has a central, recessed door with windows on each side in the form of angles leading out to the two largest shop windows which have two smaller fixed lights at the top which have decorative glazing contained within. The windows above are contained partly in an angled bay and two further windows in the flat face of the building. All of the existing windows are plastic framed casements and those on the first floor have flat heads sitting within a slightly curved headed openings. There are eaves brackets underneath the eaves at second floor level and there are also decorations in the masonry below the second floor windows. THE PROPOSAL
2.1 Proposed is the replacement of the windows in uPVC frames. Those on the front elevation will be sliding sashes with heads shaped to match the apertures. On the rear the windows will be top and some bottom opening casements with the other half fixed. 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 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. Environment Policy 34 requires that in the maintenance, alteration or extension of pre-1920 buildings the use of traditional materials will be preferred. - 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."
"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."
3.4 Planning Circular 1/98 provides advice on the replacement of windows, suggesting that the method of opening is more important than the material of the frames and encouraging where possible and desirable, the reinstatement of the original form of opening where windows are to be replaced.
4.1 The shop front on the premises on the other side of Gellings Avenue was approved to be replaced under 18/00265/B. The property on the other side of Gellings Avenue was the subject of a more recent application for the replacement of its ground floor windows under 19/01294/B. REPRESENTATIONS - 5.1 Port St. Mary Commissioners have no objection to the application (01.09.20).
5.2 Highway Services have no objection but suggest a note which should be a matter between the applicant and the DoI, not for the planning notice (09.08.20). ASSESSMENT - 6.1 The existing windows are not traditional in frame material or opening style. What is proposed would not only reinstate the original opening style but also the shape of the windows in the first floor on the front elevation. This is the enhancement referred to in EP35 and PPS 1/01. Whilst the frame material is not traditional (it would originally have been timber) as is preferred in EP34, they replicate what is there so there is no adverse impact in that respect. CONCLUSION - 7.1 The proposed development is considered to preserve and in part, enhance the character and appearance of the area which is proposed as being worthy of Conservation Area status in the Area Plan for the South and therefore in accordance with General Policy 2 and Environment Policy 35 and Planning Policy Statement 1/01. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 17.09.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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