194649

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00218/B Applicant : Mrs Lydia Hughes Proposal : Replace current single-glazed windows and 2 fire doors with double-glazed windows and new doors. Site Address : Fairfield Athol Park Port Erin Isle Of Man IM9 6EX

Planning Officer: Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 29.05.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed replacement fenestration is considered to be acceptable from a design perspective without detriment to the character and appearance of the immediate streetscene, in compliance with General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).

Plans/Drawings/Information;

This approval relates to the following drawings and documents referenced;

Location plan Site photos document Window specification document Supplier quotation document Received 05.03.24

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__

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site relates to a terraced, three storey Victorian property situated on the southern site of Athol Park. The property is one of a terrace of eight traditional properties, and includes a projecting three storey bay, the same as its neighbours. The property currently includes the majority of its original timber sash windows at the front and rear.

2.0 THE PROPOSAL 2.1 Planning permission is sought for the replacement of all external windows serving the property at the front and rear (19 in total), together with 2 no. rear fire doors. The vast majority of the existing windows are white painted timber sash, together with a small number of uPVC casement windows. Likewise, the 2 fire doors also appear to be timber with different combinations of glazing; both of which appear to be in poor condition.

3.0 PLANNING HISTORY 3.1 None of relevance.

4.0 PLANNING POLICY 4.1 The site lies within an area zoned as 'predominantly residential' within the Area Plan for the South (2013) within the settlement boundary of Port Erin. The site is located within a proposed Conservation Area but one which has not been adopted.

4.2 General Policy 2 of the Strategic Plan 2016 requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings to not adversely affecting the character of the surrounding landscape or townscape; to safeguard the amenities of surrounding residential properties and ensure adequate parking provision.

4.3 Whilst the site is not located in a Conservation Area, the following is deemed to be of material relevance:

Planning Circular 1/98 - The alteration and replacement of windows The following policy details the approach to replacement windows to buildings in Conservation Areas:

"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 their construction."

5.0 REPRESENTATIONS 5.1 Port Erin Commissioners - Support. (13.03.24)

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5.2 Highway Services - No highways interest (08.03.24)

5.3 Manx National Heritage - No response received at the time of writing.

5.4 Registered Buildings Officer - No response received at the time of writing.

5.5 Manx Utilities Authority - No response received at the time of writing.

6.0 ASSESSMENT 6.1 The proposed replacement fenestration would result in the loss of the property's traditional timber sash windows, which is considered to be regrettable. However, it is recognised that the vast majority of properties within the immediate streetscene, including the wider terrace, have since lost their original timber fenestration having been replaced with uPVC framing. Whilst the requirements of Planning Circular 1/98 are noted, it should be recognised that the site is not situated within an adopted Conservation Area and therefore only reduced weight can be applied to this document. In any case, the replacement fenestration would largely replicate the general form and design of the existing, whilst mirroring existing fenestration which has been included to neighbouring properties over the years.

6.2 On balance therefore, it is not considered that the proposed replacement fenestration would give rise to a substantive degree of visual harm in the context of the immediate streetscene, and therefore be compliant with General Policy 2.

7.0 CONCLUSION 7.1 The proposed replacement fenestration is considered to be acceptable from a design perspective without detriment to the character and appearance of the immediate streetscene, in compliance with General Policy 2 and Environment Policy 42 of the Strategic Plan (2016), and therefore recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this

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decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 29.05.2024

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.