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16/01390/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01390/B Applicant : Miss Lindsay Hook Proposal : Installation of a replacement window and garage door to front elevation Site Address : Thie Foillan Shore Road Underway Port St. Mary Isle of Man IM9 5DX
Case Officer : Miss Lucy Kinrade Photo Taken : 08.01.2017 Site Visit : 08.01.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of an existing dwelling, Thie Foillan, the front elevation of which faces on to Athol Street and the rear elevation which faces on to Shore Road Underway. The dwelling from Athol Street appears to be single storey however from the rear it is apparent that it is two storeys.
1.2 The property forms part of a terrace of houses. On the left hand side of the rear elevation are two small windows one at ground floor level and one at first floor level. On the right hand side of the rear elevation is an existing garage door at ground floor level and above this is a large fixed picture window at first floor level.
2.0 THE PROPOSAL 2.1 Proposed are the replacement of the existing garage door with a dove grey finished roller door and the replacement of the existing fixed picture windows with a new white UPVC fixed casement window.
3.0 PLANNING HISTORY 3.1 The site has been the subject of a number of applications including PAs 05/01483/B and PA 01/00606/B which both proposed the replacement of windows with uPVC windows and both were approved.
4.0 PLANNING STATUS 4.1 The site lies within an area designated as Mixed Use on the Area Plan for the South 2013 the site also lies within a proposed Conservation Area.
4.2 As such, the following policies from the Isle of Man Strategic Plan 2016 are considered appropriate in the consideration of the application:
4.3 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;
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16/01390/B
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g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."
4.4 Environment Policy 35: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.5 In addition to this we may also considered Planning Circular 1/98 which sets out policies for the replacement of windows in Conservation Areas:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS 5.1 Port St Mary Commissioners have no objection to the current planning application (12/01/2017).
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (13/01/2017).
6.0 ASSESSMENT 6.1 The proposed replacement window and garage door would generally not require planning permission however the property lies within a proposed Conservation Area of Port St Mary. As such, it is relevant to consider whether the property contributes positively to the proposed Area and what impact the replacement of the two elements would have on that area.
6.2 The character of the area at this point along the Underway is not set by the finer details of the windows and garages of the properties but by the significant traditional form and finish of the buildings which includes the predominant use of stone construction, slated roofs and vertical proportions. It is not considered that the replacement of the window with a like for like equivalent in this instance shall impact the character of the proposed Conservation Area.
6.3 Similarly the replacement of the existing garage door with a dove grey coloured roller door is not expected to impact the character.
6.4 Although the area is not predominantly characterised by the surrounding windows the majority do generally include a glazing bar pattern dependant on the size of each window. It was considered at the time of the assessment that the inclusion of glazing bars in this instance to match with the surrounding windows would not improve the visual appearance of the window at that its large size would not accommodate a comfortable glazing pattern. As both elements of the proposal are already in existence it not considered that their replacements with new will impact the amenities of the neighbours. It is expected that the new window will help towards improving the energy efficiency of the dwelling.
7.0 RECOMMENDATION 7.1 The proposal complies with parts (b), (c), (g) and (n) of GP 2 and EP 35 of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval.
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16/01390/B
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8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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; (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.02.2017
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.
This approval relates to Page Ref: 1, 2, 3 and 4 all date stamped and received 19/12/2016.
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: 10.02.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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