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24/00771/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/00771/B Applicant : Mr Malcolm Couch Proposal : Installation of replacement glazed wooden-framed porch Site Address : Primrose Lodge Athol Park Port Erin Isle Of Man IM9 6ES
Planning Officer: Toby Cowell Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.10.2024 __
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 porch 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;
Site and location plans Exterior front technical drawing Exterior side technical drawing Roofline technical drawing Site photos 1-5 Supporting letter Received 23.07.24 __
Interested Person Status
None
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24/00771/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site relates to Primrose Lodge, Athol Park, Port Erin. The property is a substantial semi-detached two storey dwelling on the junction of Sunnydale Avenue and Athol Park. The property has a painted rough-cast render wall finish, slate pitched roofs and front facing feature gables on the front elevation. The property further comprises a single storey rear extension with the same finishes as the main house, together with a glazed timber-framed porch on the western elevation abutting the Sunnydale Avenue streetscene.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the replacement of the existing glazed timber-framed porch on the western elevation of the property. The resultant glazed timber-framed porch would effectively be identical to the existing in all matters, with the proposals having been sought due to significant wet rot which has occurred over time.
3.0 PLANNING HISTORY 3.1 Application 06/00578/B permitted the erection of the single storey rear extension that is the subject of this application. Since that date, applications 09/00235/B and 19/00113/B have permitted the installation of replacement UPVC windows and UPVC rainwater goods, whilst 22/00038/B permitted the installation of replacement windows and patio doors within the extension approved under 06/00578/B.
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 Environment Policy 42 states that new development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
4.4 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. (14.08.24)
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24/00771/B Page 3 of 4
5.2 Highway Services - No highways interest (02.08.24)
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.
6.0 ASSESSMENT 6.1 The proposed replacement glazed timber-framed porch would be effectively identical to the existing in all matters, and therefore pose no material impact upon the character and appearance of the immediate streetscene nor that of the host property. The continued use of timber framing for the new porch is particularly welcomed, and ensure that the character of this period property would not be undermined as a result of the proposed works. On this basis therefore the proposals are considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 and Environment Policy 42.
7.0 CONCLUSION 7.1 The proposed replacement porch 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.
8.3 The Department of Environment Food and Agriculture (DEFA) is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
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I can confirm that this decision has been made by the Acting Head of Development Management 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 and/or rights to appeal.
Decision Made: Permitted Date: 14.10.2024
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24/00771/B Page 4 of 4
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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