170871

==== PAGE 1 ====

                                      19/00113/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00113/B Applicant : Malcolm Couch Proposal : Installation of replacement windows on front and side elevation, door on rear elevation, and guttering with downpipes Site Address : Primrose Lodge Athol Park Port Erin Isle Of Man IM9 6ES

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.04.2019 __

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 approval relates to the Roofline products specification pages and 2 x website details for windows and door all date stamped 06/02/2019, site location plan, photographs of existing house, existing elevation drawings and sample image of sliding sash windows all date stamped 05/02/2019, and arched head window detail received in an email from the window agent dated 15/04/2019.

__

Interested Person Status - Additional Persons

none __

==== PAGE 2 ====

                                      19/00113/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE

1.1 The application site represents the existing residential curtilage of Primrose Lodge, Athol Park, Port Erin an existing two storey semi-detached dwelling located within the proposed Conservation Area of Port Erin.

1.2 The existing dwelling has a front elevation that faces Athol Park and a side elevation which faces to Sunnydale Avenue. To the rear there is a projecting extension which faces over the long rear garden. On the rear elevation is an existing part glazed part solid timber door.

1.3 Throughout the front and side elevations are a number of existing windows, those subject to this application are: o 3 x timber arched headed sliding sash windows - first floor front elevation; o 2 x timber 50/50 sliding sash windows - first floor side elevation; o 1 x timber arched headed sliding sash window - first floor side elevation; o 2 x timber arched headed sliding sash windows - second floor side elevation. 1.4 The dwelling is fitted with white timber barge boards and fascia's throughout and is also fitted with plastic white rainwater goods.

2.0 THE PROPOSAL

2.1 Proposed is the replacement of the above mentioned windows with new UPVC sliding sash windows finished with a like for like detail including arched headed windows where necessary.

2.2 The application also includes the replacement of the rear timber door with a new UPVC door in a style to match the existing.

2.3 The application also includes the replacement of the existing timber bargeboards and fascia's with new white UPVC to match like for like.

3.0 PLANNING HISTORY 3.1 Planning approval was granted for the installation of replacement windows to the rear under PA 09/00235/B.

4.0 PLANNING POLICY

4.1 The site is within an area designated on the Area Plan for the South 2013 as being Predominantly Residential use. The site also lies within the proposed Port Erin Conservation Area. Given the nature of the proposals it is relevant to considered General Policy 2 and Environment Policy 35 of the IOM Strategic Plan in the assessment of the application.

4.2 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; g) does not affect adversely the amenity of local residents or the character of the locality."

4.3 Environment Policy 35:

==== PAGE 3 ====

                                      19/00113/B                                     Page  3  of  4

"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."

5.0 REPRESENTATIONS

5.1 Department of Infrastructure Highway Services - no highways interest 15/02/2019.

5.2 Port Erin Commissioners deferred the application on 21/12/2019 and resolved to support the proposal on 15/03/2019.

6.0 ASSESSMENT

6.1 This issues in this case are whether there would be any adverse visual impact from the proposed works on the appearance of the existing property and on the wider character of the proposed conservation area.

6.2 The information provided within the original submission highlighted that the proposed replacement windows would match like for like the existing and with only the material changing to UPVC. Example images from the manufacturers' website were provided but only displayed flat headed sliding sash windows. This concern was raised with the applicant who confirmed via email that those arched headed windows as existing would be replaced with arched headed UPVC the window agent also sent an example of the radius head windows to be installed.

6.3 Overtime it has become common to install UPVC rather than timber windows, this is evident when looking in the surrounding nearby area where there is a mix of window materials as well as the inappropriate fitting of casements where sliding sash would have been the original opening method.

6.4 While it is a loss to see the timber material being removed, it is considered on balance that the retention of the sliding sash opening methods and the arched headed detail will ensure that the appearance of the dwelling is maintained and that the character of the proposed conservation area is preserved.

6.5 The replacement door has been chosen to best match the existing. This door serves an extension that was added to the property at a later date and which is slightly disconnected from the historic character of the main house. Its replacement with a new UPVC equivalent it not expected to bring any adverse harm to the overall appearance of the property from the rear and would likely have a negligible impact on the wider character of the proposed conservation area which is considered to be largely formed from the front and side elevations of the pair of semi's.

6.6 The replacement of the rainwater goods and fascia's are of no concern, however given the detail of the submission it was sought that the applicant provide additional information for the bargeboards as those existing across the front elevation had a stepped detail which married with the bargeboards fixed to the adjoining property. The applicant/agent provided further detail of an example fascia although this did not contain a stepped detail. While it is sought to have an appearance best match the existing timber board, should the step detail be omitted its likely that this would have a negligible impact on the overall appearance of the property so much so as to preserve the overall character of the proposed Conservation Area and wider streetscene.

==== PAGE 4 ====

                                      19/00113/B                                     Page  4  of  4

7.0 CONCLUSION

7.1 For the above reasons it is considered that the application complies with the aforementioned polices and the character of the proposed conservation area is to be preserved. The application is recommended for approval.

8.0 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 Planning Committee 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 30.04.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.