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19/00125/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00125/B Applicant : Mr Greg & Mrs Victoria Wolstencroft Proposal : Installation of replacement two windows to front elevation Site Address : The Old Vicarage Church Road Onchan Isle of Man IM3 1BF
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.04.2019 __
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 decision relates to the following plans and drawings, date stamped received on 6th February 2019: o Site Location Plan o Front Elevation photo with details o Replacement window details __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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1.1 The application site is the residential curtilage of an existing dwelling, Onchan Parish's Vicarage within a sizable plot that is characterised as woodland. The Property sits on the western side of Church Road to the north of St. Peter's Church.
1.2 The existing property is a two storey dwelling house which has a symmetrical frontage with two projecting two storey bays to the front elevation.
1.3 The existing main windows on the front elevation are equally sized across the first and second floor levels with three windows approved previously in pvcu and the other two the subject of this application in timber. All front elevation windows are sliding sash with a Georgian bar glazing.
THE PROPOSAL 2.1 The proposal is to remove the last two remaining original timber sliding sash windows on the first floor of the front elevation with new Verka white pvcu vertical sash sliding windows to match the existing windows appearance.
PLANNING HISTORY 3.1 There are several previous planning applications on the site of which 17/00433/B was for the "installation of three replacement windows to front elevation" is considered relevant in the assessment and determination of this application.
PLANNING POLICY 4.1 The site lies within an area designated as residential on the Onchan Local Plan of 2000, with the treed area identified as Woodland.
4.2 The site also lies within Onchan's Conservation Area.
4.3 Of relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "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;
4.4 Also of relevance is Environment Policy 35 which 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'.
4.5 Of specific relevance is Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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."
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (22.02.2019).
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5.2 Onchan Commissioners have considered the proposal and have no objection (6.03.19).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the Old Vicarage and (ii) whether the windows preserve or enhance the character or appearance of the Onchan Conservation Area. Also of relevance to consider against the assessment of this application is Environment Policy 35 and Planning Circular 1/98.
6.2 The proposal seeks to replace the last two existing windows on the front elevation with pvcu sliding sash windows which has Georgian glazing bars to match the existing. The proposal is in line with the previous application 17/00433/B which was to replace two windows to the ground floor and one window to the first floor with matching windows in style with the existing. With the previous application in mind and the current application to complete the front elevation this would add an unbroken appearance through the front elevation and would enhance the overall appearance. The proposal is unlikely to have any impact on visual or other amenity from the neighbouring properties.
6.3 The windows policy states that there is no preference in the material used in windows within a Conservation Area as such the proposed pvcu windows are recognised as an acceptable alternative to timber. The proposal is deemed acceptable in accordance with the policies that seek to preserve the character and appearance of the dwellinghouse and is not considered to have an adverse impact on the character or appearance of the Conservation Area.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 : 03.04.2019
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Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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