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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : 14/00537/B Mr Robert Quirk Installation of replacement windows and doors and enlargement of existing windows and creation of French doors and Juliet balcony to rear elevation of dwelling 2 High Street Port St. Mary Isle Of Man IM9 SDR Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Officer Delegation Miss Laura Davy Officer's Report 1.0 THE SITE 1.1 The application site is the curtilage of 2 High Street, Port St Mary which is a three storey property when viewed from the High Street; there is also a lower ground floor when viewed from the side and rear. 1.2 The property is an end of terrace dwelling which fronts on to the high street. The property now has a mansard roof which accommodates the second floor. It is likely that the original property would have been two storey with a traditional pitched roof and an additional floor at basement level when viewed from the rear. 1.3 The front of the property has a tiled mansard roof at second floor there are three window openings at this level in the front elevation, there are a further three windows at first floor level and two at ground floor with a central door. The aperture of one of the windows at ground floor has been increased in size. 1.4 There are four windows in the side elevation and a door at lower ground floor. 1.5 There are three large windows in the mansard roof in the rear elevation and three further windows in the rear elevation. 1.6 The property is finished in smooth render to the front and side and painted stone work to the rear. Four windows in the front elevation are sliding sashes the remaining are casements, the windows in the side and rear is a mixture of casements and sliding sashes. 2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows in the front, rear and side of the property. The windows in the front elevation would be u PVC sliding sashes at ground and first floor. The windows in the second floor would be casements, the central windows would be side opening and the ones either side would be fixed casements. 2.2 The windows in the side elevation would be top opening casements. 2.3 The replacement windows in the mansard would be much larger, approximately 2.4m in length. The windows below, one would be replaced with French doors secured by a Juliet 14/00537/B Page 1 of 4 9 June 2014

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balcony. The central window would be a fixed u PVC, and the other would be a side opening casement. 2.4 The replacement windows would not have glazing bars, but would have the decorative horns. 2.5 Also proposed is the installation of a replacement front door, the door would be a composite door with glazed panels and fanlight above. The door in the side elevation would also be replacement with a u PVC door and frame, the door would have a glazed light. 3.0 PLANNING HISTORY 3.1 There are no recent previous planning applications for the site. 4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Mixed Use" identified on The Area Plan for the South 2013. It is also within the Proposed Port St Mary Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). Also considered in the assessment of the application is Planning Circular 1/98. 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 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. 4.4 Planning Circular 1/98 In an individual building, or group of buildings, whose principle elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably 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 CONSULTATIONS 5.1 Port St Mary Commissioners do not object. 6.0 ASSESSMENT 6.1 The application seeks approval for the window and door alterations to the property. The main issues to consider in the assessment of the application are the impacts upon the 9 June 2014 14/00537/B Page 2 of 4

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character and appearance of the property and the street scene in general and the impacts upon the amenities of the locai residents, 6.2 The front elevation is the one which is most prominent and fronts on to the High Street in Port St Mary. The property is an end of terrace which wouid have originaliy been a traditionai attractive two storey pitched roof cottage. Unfortunateiy it has been subject to some unsympathetic alterations which have resuited in the loss of the pitched roof and the introduction of a mansard roof. One of the ground floor windows has aiso been eniarged resulting in an unbaianced property and one which has some unattractive additions. 6.3 The proposed windows at ground floor and first floor would all be the same size and design and would have the original method of opening and similar glazing sections. While the proposed windows would not have glazing bars it is considered that the method of opening is of more importance. Ttie windows at second floor would be casement windows, the openings would remain unchanged, again without glazing bars. 6.4 Other alterations to the front elevation include the installation of a replacement front door. This would be a four panelled traditional door with glazed fanlight above. 6.5 The proposed alterations to the front elevation are considered to be an enhancement to the character and appearance of the property. 6.6 The windows in the side of the property are visible from the street scene but this elevation is not considered to be an important view within the Proposed Conservation Area. It is considered that the installation of casements in this elevation would be acceptable as they have a 50/50 split which would be similar to the glazing sections of sliding sashes. 6.7 The rear elevation is not overly visible from the public thoroughfare, but the parts of the building which are visible are not overly attractive and do not make a positive contribution to the streetscape. The existing windows in the mansard roof in the rear elevation are large but because they are installed in the mansard roof they do not have a significant visual impact, if they were installed in a light coloured rendered wall they would have much more of an impact. The proposed windows in the mansard roof would be larger than the existing, however, given that the windows would be installed in the tiled roof it is considered that proposed development would significantly increase the visual impact. 6.8 The other windows in the rear elevation are not readily visible from the public thoroughfare and therefore the replacement of these with larger windows and a Juliet balcony would not have an adverse impact upon the character and appearance of the rear elevation. 6.9 On balance the application is considered to be acceptable and is recommended for approval. 7.0 PARTY STATUS 7.1 The local authority, Port St Mary Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 09.06.2014 9 June 2014 14/00537/B Page 3 of 4

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Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C 2. The replacement windows in the mansard roof in the rear elevation shall be finished with dark grey window frames and shall be retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. This approval relates to Drawing Numbers 1674-01 date stamped 1st May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management Signed : Michael Gallagher 9 June 2014 14/00537/B Page 4 of 4