Loading document...
Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.0 THE SITE 1.1 The application site is the curtilage of a basement and ground floor flat of Clifton Court, a four storey mid terraced building sited on the north western side of The Promenade in Port St Mary. The application site adjoins Forrester House and Primrose House which are also four storey buildings. The application site is also within the proposed Port St Mary Conservation Area.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the replacement of the front elevation ground floor and basement windows and the replacement of the existing front facing basement window with white UPVC framed patio doors. 2.2 The existing casement windows would be replaced with white UPVC framed sliding sash windows.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications, none of which are considered materially relevant to the assessment of this current planning application. 3.2 Primrose House, which adjoins the application site on the north eastern elevation, was granted planning permission in 2012 for the installation of replacement timber framed sliding sash windows and the creation of double doors to basement on the front elevation under PA 12/01207/B.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Area Plan for the South 2013. As previously mentioned, the application site is within the proposed Port St Mary Conservation Area.
| Application No.: | 14/00681/B |
| Applicant: | Mr Barrie & Mrs Jane Clark |
| Proposal: | Installation of replacement windows and creation of French doors to front elevation |
| Site Address: | Flat 1 |
| Clifton Court | |
| The Promenade | |
| Port St. Mary | |
| Isle Of Man | |
| IM9 5DB |
4.2 In terms of strategic plan policy, The Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
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:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space."
Environment Policy 35 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."
4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"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"
5.1 Port St Mary Commissioners have no objection to the current planning application.
6.1 Given the level and nature of development proposed, the fundamental issues to consider in the assessment of this planning application are the impacts of the proposal upon the existing character and appearance of the building and street scene in general along with the character and quality of the proposed Conservation Area.
6.2 In terms of the replacement ground floor and basement casement windows, Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. Although the application site is not within a Conservation Area, the area is within a proposed Conservation Area.
6.3 The proposed replacement windows would be sliding sash and would restore the original method opening and style of window that would have once been in place. Whilst they would not be timber framed, The Promenade is made up of buildings with predominantly UPVC framed windows. The proposed replacement windows are considered to enhance the
character and appearance of the building, street scene and in turn the proposed Conservation Area.
6.4 Planning Circular 1/98 states that if the original windows are in place then 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. The replacement ground floor and basement front elevation windows with sliding sash windows are a welcomed addition as they would be reinstating a traditional feature, albeit the material that is being used in their construction.
6.5 The replacement of the existing basement window with French doors is considered to be relatively modest and would not adversely affect the character and appearance of the existing building or have a harmful impact upon the proposed Conservation Area or street scene in general.
7.1 Overall, for the reasons set out above, the application is deemed acceptable and is concluded to accord with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 10.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This approval relates to Location and Site Plan, Existing and Proposed Elevation and 2 A4 Photograph Sheets date stamped as received on 2nd June 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 : 15.7.14
Signed : _________________________ Chris Balmer Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown