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23/00801/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00801/CON Applicant : Mr Jason Smith Proposal : Registered Building consent for Installation of replacement windows to the front, side and rear elevation Installation of replacement to the rear door (in association with PA 23/00802/GB) Registered Building Nos. 129 Site Address : 27 Governors Road Onchan Isle Of Man IM3 1AY
Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.09.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. The proposals meet the tests of section 16 of the Act as well as General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2016, as the building's features of special interest are being preserved. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to the supporting information submitted on 13th July 2023.
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Interested Person Status - Additional Persons
It is recommended that the Department of Infrastructure Highways Division should not be awarded Interested Party Status as their comments do not meet the tests within paragraph 2 of the Policy.
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23/00801/CON Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The site is a Registered Building (no.129), an end terrace dwelling fronting on to Governor's Road. The properties were designed and built by local builder John Cowley in 1897. Though giving the appearance of two storey properties, Cowley incorporated an additional floor level within the roof space in order to provide additional living space which essentially produces a three storey configuration.
1.2 The unique feature to this unassuming terrace was the incorporation by Cowley, of a workshop and builders yard designed to look like yet another house within the terrace. Overall the terrace has outwardly remained essentially unchanged and this is also evident to the rear elevations which have retained their outbuilding annexes featuring original doors to W.C's, coal sheds and wash-house. Whilst these original features cannot readily be observed from the public domain all of the properties in the terrace appear to have retained them to a greater degree.
1.3 All the properties in the terrace have painted smooth render wall finish, natural slate pitched roofs, rendered chimney breasts on the party walls, individual protruding bays at ground floor level, painted timber panelled front doors with fanlights over, and sliding sash windows (although one property has had casement windows installed).
2.0 THE PROPOSAL 2.1 The application proposes to install replacement windows on the front, side and rear elevations, sliding sash at the front and side, and casement at the rear. All replacement windows are to be uPVC, replacing painted timber units.
2.2 Also proposed is the replacement of the back ground floor door with a new UPVC door and top light above.
3.0 PLANNING HISTORY 3.1 Application 20/01035/GB and 20/01036/CON granted registered building approval and consent for replacement front and rear elevation windows to No. 21 (RB No. 126). This was approved for UPVC sliding sash to the front, and UPVC casements to the rear.
4.0 PLANNING POLICY 4.1 The site is designated as residential on the Area Plan for the East 2020. The site is not at risk of flooding on any flood maps.
4.2 Relevant policies and material documents in the assessment of the application are:
4.3 TOWN AND COUNTRY PLANNING ACT 1999 - S16 Registered buildings: supplementary provisions
4.4 THE ISLE OF MAN STRATEGIC PLAN 2016: o General Policy 2 - general standards towards acceptable development o Strategic Policy 4 - protect fabric of interest including RB's o Environment Policy 32 - extension or alterations to RB's o Environment Policy 34 - use of traditional materials
4.5 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man: o POLICY RB/3 o POLICY RB/5
4.6 Planning Circular 1/98: The Alteration and Replacement of Windows:
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o Category a) REGISTERED BUILDINGS - Policy: If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including method of opening, materials and detailed design.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only.
5.1 The Department of Infrastructure Highways Services - no highways interest in the application (21.07.2023).
5.2 Onchan Commissioners - recommend the application be approved (08.08.2023).
5.3 No comments from neighbouring properties.
6.0 ASSESSMENT 6.1 The issue with this application is whether the proposals preserve the registered building, having special regard to the features of special architectural or historical interest that it possesses.
6.2 The property, along with the other properties in the terrace, is noted as having special interest as a result of the inventive layout used by the designer/builder in 1897. The other element of special interest, the incorporation of a workshop within the terrace that has the appearance of a dwelling, is not directly related to this property. The scope of this application, to replace the front and rear windows, does not impact the features of special interest. The replacement windows on the front elevation are to have the same form and method of opening as existing sliding sash, with a change in material from timber to uPVC. Whilst Environment Policy 34 states that traditional materials will be preferred, in this instance the change is not judged to affect the special interest of the building, and is therefore judged to be acceptable. The replacement windows to the rear of the property are changing in method of opening (from sliding sash to casement), and material from timber to uPVC, the rear door also changing to UPVC. Whilst it would ordinarily be the case that changing of material and opening method of windows in a registered building would be judged to detract from the building's architectural character, it is judged that in this instance the special interest of the building does not include the rear window style or rear door, also mindful of the approval granted under 20/01035/GB and 20/01036/CON for similar levels of works including the acceptability of casements to the rear. Whilst replacement sliding sash units in painted timber would have been preferable, the replacement windows that are the subject to this specific application and this specific property are judged on balance to be acceptable.
7.0 CONCLUSION 7.1 It is judged that the proposal meets the tests of General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2016, as the building's features of special interest are being preserved, and it is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) Manx National Heritage; and (c) The local authority in whose district the land the subject of the application is situated
8.2. In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be
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treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 05.09.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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