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17/01153/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01153/B Applicant : Port St Mary Commissioners Proposal : Replacement of existing softwood windows with hardwood double glazed units Site Address : Manxonia House Bay View Road Port St. Mary Isle Of Man IM9 5AE
Case Officer : Miss S E Corlett Photo Taken : 23.11.2017 Site Visit : 23.11.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.12.2017 __
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.
Plans/Drawings/Information;
This decision relates to drawings ad(20)01, pa00, pa01 and pa02 all received on 3rd November, 2017.
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Interested Person Status - Additional Persons
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Officer’s Report
THE SITE 1.1 The site is the curtilage of Manxonia House, an existing building located on the corner of Bay View Road and The Promenade in the heart of Port St. Mary. The site has two further buildings physically attached to it - Overcliffe to the north west and Beach House to the south. To the north east of the site is the Port St. Mary Town Hall. Opposite the site are local shops and a restaurant.
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17/01153/B Page 2 of 4
1.2 The site has around 4 off street parking spaces available to it off the Promenade.
1.3 The building is an attractive stone faced structure which has two storey elements, roof accommodation and single storey annexes. The buildings attached to it are of a similar character and the whole ensemble has a church-like appearance. The last use of the ground floor of the corner unit was a shop with offices on the two floors of accommodation alongside with living accommodation above the shop unit. There are four pedestrian entrances into the building.
1.4 The building is presently vacant and has recently been acquired by Port St. Mary Commissioners.
1.5 The building contains a mix of window types - some fixed lights, some opening casements, some single lights, others with mullions and transoms. Most of the windows are timber framed, two are framed in uPVC.
THE PROPOSAL 2.1 Proposed is the replacement of existing windows throughout the building.
window A is a small top opening casement on the southern elevation of the projecting gable at the northern end of the site, to be replaced with a single side hung opening light; window B is the window above the shop front at front of the northern gable, which is presently subdivided into a top third bottom two thirds fixed lights and is to be replaced with two top third lights subdivided into four small panes, and two lower single lights with the right hand side windows opening casements window C is a square shaped opening in the Promenade elevation at first floor level and currently has two top quarter lights side by side and a lower fixed light which are to be replaced by a three part windows with four smaller panes in all three top thirds and with the central elements opening window D is a small light on the side of the Promenade main gable and currently has a top and bottom light and this is to be replaced with a single light window E sits further along the elevation of window D and is a taller window of similar appearance and is to be replaced with a window subdivided into four - two small top quarter lights which open and two fixed lights below, side by side window F is a small semi circular light set back into a pitched roofed dormer further back in the gable of window E and is to be replaced to match the existing windows I, J, K and L sit on the front elevation between the two projecting gables and currently have fixed top and bottom lights with an eight pane pattern in the top. These are to be replaced to match the existing but with the bottom lights top hung and opening. windows M and N sit side by side in the side of the single storey annex to the south of the southern gable on the Bay View Road elevation and are fixed lights and to be replaced as such window O sits below window C and is to be replaced to match it as proposed window P sits beside window O and is a less tall version and is to be replaced as a smaller version of proposed windows O and C Window Q sits below window E and is currently a fixed single light and will be split into two with the top half further subdivided into four Window R sits beside window P and is slim light which has its top two fifths subdivided into four with a single light below and replaced to match Window S matched window R Window T is at the rear of the building and has the top third subdivided into eight and a single light below and will replaced to match. The existing shopfront windows are to have more, smaller panes.
2.2 All windows are to be hardwood framed.
PLANNING POLICY AND STATUS
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17/01153/B Page 3 of 4
3.1 The site lies within an area of Mixed Use on the Area Plan for the South adopted in 2013. It also lies within the draft Conservation Area which has yet to be the subject of a specific public discussion document.
3.2 The site also lies within the proposed Port St. Mary Conservation Area. The appraisal which was undertaken for this includes the following which is perhaps relevant to this site:
"By the mid 1890s the construction on the upper promenade was largely complete, forming an almost continuous terrace of high and narrow boarding houses, and wider hotels similar to those built on the promenades in Douglas. Owners of some of these guest houses were responsible for the construction of family housing built in Cronk Road and Victoria Road for their own occupation. Further development took place along Bay View Road consisting ground-floor shops with residential accommodation above.
A distinct division of uses was very apparent, with the northern end of the village being dependant on summer visitors for its livelihood. At the southern end of the village in the vicinity of the harbour laid a more mixed area supporting the fishing industry.
Whilst it is possible to enter Port St Mary from Fistard along Fistard Road, or from Port Erin or Cregneash, along Plantation Road, almost all vehicular traffic enters the village from the north. This can be either along Station Road from Four Roads, or from Beach Road. These two roads meet at the crossroads with Plantation Road, and access to the village is along Bay View Road. It is only at the junction of Bay View Road and The Promenade that a sense of arrival in the village is felt.
The oldest remaining buildings which date before 1869 include: cottages on the seaward side of Bay View Road, adjacent to the old school; a terrace of cottages at the lower end of the Lhargan and cottages on Lime Street. Many of these retain their original form and to an extent their exterior appearance in Manx stone.
Shop fronts are a particularly challenging issue within Port St Mary. Many of the retail premises at the northern end of Bay View Road have inappropriate shop fronts in timber or aluminium, some have oversized plastic signage. 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."
3.3 A number of buildings are identified as being worthy of consideration for Registration. These include the school house on Bay View Road which is thought to be part of this building.
PLANNING HISTORY 4.1 PA 88/01754 proposed the conversion of the premises to offices from retail.
4.2 PA 13/91375 proposed the conversion of the building to entirely residential and with very similar external changes to what is now proposed. This was refused for the reason that:
"Whilst the alterations to the property are not considered to be detrimental to the appearance and character of the property (which lies within a proposed Conservation Area), the loss of commercial use of the ground floor would be contrary to the spirit of the Area Plan for the South, Mixed Use Policy 2 and would reduce the range and viability of the village as a service centre and an attractive place to live and visit."
4.3 14/00451/B approved the conversion of the existing office accommodation to two dwellings, retention of existing first floor flat and retention of ground floor retail unit, replacement windows and reinstatement of boundary wall.
REPRESENTATIONS 5.1 Port St. Mary Commissioners raise no objection to the application (27.11.17).
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17/01153/B Page 4 of 4
ASSESSMENT 6.1 The issue in this case is whether the proposed windows preserve or enhance the character and appearance of the property in an area that has been identified as a potential Conservation Area.
6.2 The existing windows are in poor repair and some are of poor form. What is proposed will in places preserve what exists and for the more interesting windows, these will replicate the features of interest - the glazing bars, transoms and mullions. The works will introduce a clear investment in a building which is important as it welcomes you into the commercial part of the village, which is welcome.
CONCLUSION 7.1 The proposed works are not considered to detrimentally affect the building, rather they will preserve through replication and enhance through renewal which accords with the objectives of the proposed Conservation Area. The proposal is supported.
PARTY 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:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 06.12.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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