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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00657/B Applicant : Mr Kieran Brown Proposal : Replacement of windows with PVC casement units, and replacement of door with upvc composite stable style door Site Address : Clove Cottage Main Road Kirk Michael Isle Of Man IM6 2HG

Case Officer : Miss S E Corlett Photo Taken :

Site Visit : 03.08.2017 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of Clove Cottage which sits on the south eastern side of the A3 Main Road as it heads north from the centre of Kirk Michael. The site is the first of a small group of dwellings on this side of the road, just past the entrance to White House Farm and opposite the local youth centre community hall (Park View).

1.2 The property has elements of Manx vernacular architecture in its rendered walls, some deeply recessed windows and two prominent chimney stacks but many other less traditional elements such as a side extension which is an elongation of the property, flat roofed dormers which interrupt the eaves line and a mix of windows in both principal elevations and without a discernible front door. None of the windows is sliding sash and most are fixed lights with a six, twelve and sixteen pane arrangement glazing pattern although there is a door on what otherwise looks like the rear elevation.

1.3 The surrounding area has many more authentic traditional cottages but others less so, such as Maynrys opposite.

THE PROPOSAL 2.1 Proposed is the replacement of all of the windows with uPVC framed casements to match the existing style of opening in each. All glazing bars will be internal strips. Also proposed is the replacement of the existing part solid, part glazed door in the side of the porch on the northern elevation with a uPVC composite stable type door in green with a white frame.

PLANNING POLICY 3.1 The site lies within an area designated as Residential on the Kirk Michael Local Plan and the site also lies within the Kirk Michael Conservation Area.

3.2 The Conservation Area Appraisal makes no specific reference to the application property but does mention the value of the open space provided by the entrance to White House Farm which abuts the site. The Appraisal also makes reference to windows within the Conservation Area as follows:

"13.5 Many properties retain either their original windows, or windows dating back to the late Victorian or Edwardian periods. However, a substantial number now have white uPVC windows. Whilst some of these uPVC windows are not too incongruous, others, particularly those with stick-on

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Georgian-style glazing bars - are completely out of character with the properties in which they are fitted" and

"18.2 There are a number of properties where inappropriate, but well-meaning alterations have taken place. The most widespread example of this is the installation of uPVC windows of a totally inappropriate type."

3.3 In addition to this, Planning Circular 1/98 provides guidance on the replacement of windows within Conservation Areas as follows:

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.

3.4 This differs slightly from the policy guidance in the Strategic Plan and Planning Policy Statement 1/01 which state that development should preserve or enhance the character or appearance of the area.

PLANNING HISTORY 4.1 There is no recent planning history for this site.

REPRESENTATIONS 5.1 Michael Parish Commissioners have no objection (14.07.17).

ASSESSMENT 6.1 The issue in this case is whether the proposed windows would preserve or enhance the character or appearance of the Conservation Area. Whilst the proposed windows would not replicate the original style of opening, which would be likely to have been sliding sash, the opening style is consistent with the existing other than the application of internal glazing strips rather than external glazing bars, something which is specifically referred to in the Conservation Area Appraisal.

6.2 Whilst the installation of externally applied glazing bars would undoubtedly be preferred as they would replicate more closely the original style of glazing here, what is within the property currently is not the original and the property does not have a conventionally traditional appearance. There is no footway alongside the road at this point and as such, pedestrians would not be that close to the property.

6.3 On balance, it is considered that the proposed windows, including the use of internal glazing bars in this instance, would have a neutral impact and would not have so adverse an impact on the character of the property to warrant refusal. The door is unobjectionable.

INTERESTED PERSON STATUS 7.1 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 (d) Highway Services Division of Department of Infrastructure and

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(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: 03.08.2017

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 the information and drawings all received on 20th June, 2017.

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 : 04.08.2017 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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