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18/00026/GB Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00026/GB Applicant : Steven Elkins Proposal : Replacement of rotten windows and door light with hardwood windows painted white - RB 122 (in connection with Registered Building application 17/00027/CON) Site Address : Welch House Church Road Onchan Isle of Man IM3 1BF
Case Officer : Mr Owen Gore Photo Taken : 13.02.2018 Site Visit : 13.02.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.04.2018 __
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.
C 2. The development, hereby approved, relates to the frame and vent sections, received by email 16 April 2018. The windows hereby approved, shall match the existing windows in terms of the materials, glazing pattern, colour and the proportions of the frame. The proposed fan light shall match the existing fan light in terms of the materials, glazing pattern, colour and the design and proportions of the frame.
Reason: In the avoidance of doubt and in accordance with General Policy 2, Environment Policy 32 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01.
Plans/Drawings/Information:
This Planning permission relates to the following plans and documents: -
Dwg No.1707-1 - Site Plan and Site Location Plan Photographs Date-stamped as having been received 10 January 2018 Photographs received by email 29 March 2018 Frame and vent sections received by email 16 April 2018
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18/00026/GB Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site comprises the curtilage of a detached, Registered Building (RB 122) located on Church Road within the Onchan Conservation Area.
THE PROPOSAL 2.1 The proposal is for replacement windows to the first floor, on the front and back and a replacement door light above the main entrance; all will be replaced with hardwood replicas, painted white to match the existing. Planning application ref: - 18/00027/CON is linked to this application.
PLANNING POLICY 3.1 The application building and site are located within the Onchan Conservation Area and the building is Registered. The application site is designated as "Predominantly Residential" under the Onchan Local Plan Order 2000 Map No. 1. The application site is within the Onchan Conservation Area.
3.2 The Strategic Plan 2016 contains several policies that are considered specifically material to the assessment of this current planning application.
3.3 The relevant extracts from General Policy 2 state: '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; (d) does not affect adversely public views of the sea; (e) does not affect adversely the amenity of local residents or the character of the locality'.
3.4 Environment Policy 32 states 'Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted'.
3.5 Environment Policy 35 states: 'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development'.
3.5 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: '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.
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18/00026/GB Page 3 of 4
3.6 In terms of local plan policy the application site is within an area that is designated as mixed use (residential/office/retail). Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the plan, contains one policy that is considered specifically material to the assessment of this current planning application. Policy O/CARB/P/1 states:
"Where development is proposed for any building which is identified as within an existing or proposed Conservation Area or where the building is Registered or on the list of buildings which are considered worthy of consideration for possible Registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed Conservation Area, the character or appearance of the area as a whole."
5.6 Planning Policy Statement 1/01 includes Policy RB/3 and Policy RB/5 'Alterations and Extensions', which are both relevant.
PLANNING HISTORY 4.1 The application site has been the subject of a number of previous planning applications, one in particular is considered to be relevant to the assessment of this current planning application.
o 16/00786/CON & 16/00785/GB for the conversion of existing office accommodation into a dwelling. Both approved
REPRESENTATIONS 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the Memo dated 13 February 2018.
5.2 Onchan District Commissioners have commented on this application and stated that 'the commissioners recommend that the application be approved for planning purposes only', in the letter dated 22 January 2018.
ASSESSMENT 6.1 The existing, first floor windows are understood to have been installed sometime on the 1970's, although it was observed onsite that the designs of the frames in terms of chamfering on the glazing bars, were different, which would suggest that they were made at different times without attention to the originals or each other. It has been suggested that the fanlight above the door is original to the building.
6.2 The applicant has confirmed, including photographs, that the fanlight is beyond repair due to rot, but has agreed to retain the glass for use in the replacement fanlight. Some section details have been provided and the applicant has stated that the proposed fanlight will match existing in terms of design. The applicant also advised that the fabric of the building will not be disturbed replacing the windows or door fan light.
6.3 Because all three of the designs for the windows are different the applicant has stated that the windows will be designed match the original fan light window above the door.
CONCLUSION 7.1 The proposed works would preserve the appearance of the dwelling and Conservation Area, and it is therefore concluded that the application meets General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan, and Planning Circular 1/98. The proposal would not have a harmful impact on the Registered Building in accordance with Environment Policy 32 of the Strategic Plan and Policies RB/3 and RB/5 of Planning Policy Statement 1/01. Therefore the application should be approved subject to conditions.
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18/00026/GB Page 4 of 4
INTERESTED PERSON 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: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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 : 20.04.2018 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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