Planning Officer Report

Planning Officer Report And Recommendations {{table:21738}}

Officer's Report

Introduction

1. This application seeks permission for the installation of replacement windows to ground floor in the front elevation of a three storey. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan (20th June 2007).

The Site

1. The application site is the curtilage of The Anchorage, Athol Park, Port Erin which is a three storey mid terrace town house with lower ground floor accommodation below. The application site is within a row of terrace properties and is situated to the southern side of the highway. The first and second floor windows have been replaced and have top opening casement windows. The ground floor windows are still timber sliding sash.

The Proposal

1. The application seeks approval for the installation of replacement windows in the ground floor front elevation. The replacement windows would be uPVC casements which would have a 50/50 split and would be top opening.

Planning History

1. There was an application for the installation of replacement windows which was submitted in 1999, the application was for u PVC windows. This application was approved.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Port Erin Local Plan 1990. On the Modified Draft Southern Area Plan the site is within an area zoned as "Predominantly Residential" and is also within the "Proposed Conservation Area". It is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.

1. Environment Policy 35

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.

1. Planning Circular 1/98

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.

CONSULTATIONS

1. Port Erin Commissioners recommend approval of the application

ASSESSMENT

1. The application site is in an area zoned as "Predominantly Residential" and therefore the principle of development is acceptable.

1. The majority of the properties have had casement windows installed and very few have sliding sash windows still in place. The adjoining property to the eastern side still has sliding sash windows but the remainder of the terrace have casements.

1. The application site is in a proposed Conservation Area and therefore replacement windows should be replaced with those that have the original opening method. Development should preserve or enhance the Conservation Area.

1. Whilst the proposed windows should have the original method of opening, given that the remainder of the windows in the front elevation have had casements installed it is considered that the proposed windows would be in keeping with the existing property and would complement the rest of the building.

1. Given that the ground floor windows are sliding sash there would be a presumption in favour of retaining this method of opening, however given that the other windows have been changed it is considered that retaining these windows is no longer an enhancement of the proposed Conservation Area and replacing the windows would result in the overall building being uniformed.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

PARTY STATUS

1. The local authority, Port Erin Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 18.09.2012

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the installation of replacement windows to ground floor front elevation as shown in drawings Ref 1, Ref 2, Ref 3, Ref 4 and Ref 5 received 20th August 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 19/9/12

Determining officer (delete as appropriate)

Signed : G. H. H. H. Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Jennifer Chance Development Control Manager