Officer Planning Report Recommendations
Planning Report And Recommendations {{table:2374}} {{table:2375}} {{table:2376}} {{table:2377}} ## Considerations ## Written Representations ## Consultations
Officer's Report
The Site
The site is the curtilage of an existing terraced dwelling which fronts onto High Street and backs onto the site adjacent to The Old Sail Loft on Shore Road Underway, to the east. This land has been the subject of a recent application for the development of a dwelling which was refused (PA 10/1443). The application building is a traditional two storey cottage with timber framed sliding sash windows in the front and to the rear has flat roofed dormers with fixed and side hung windows fitted within it and timber framed sliding sashes beneath.
Planning Status
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Predominantly Retail and on the draft Southern Area Plan the site is identified as Mixed Use.
The site also lies within a proposed Conservation Area shown in the draft Southern Area Plan.
The Proposal
Proposed is the installation of replacement windows - all plastic framed sliding sash where there are existing timber framed sliding sashes and side hung casements in the dormer. The ground floor rear patio doors are to be replaced with plain patio doors. These cannot be readily seen by the public.
Planing Policy
The replacement of windows is guided by Planning Circular 1/98 which states that:
"In an individual building, or group of buildings, whose principal 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." (paragraph 7)
Representations
Port St. Mary Commissioners indicate that they approve of the application
Assessment
In this case the windows which are readily visible are to have the same method of opening as the originals. The original windows are not in place but the proposed windows will replicate their form and opening style in accordance with the policy. The dormers are not original features and the proposed windows will replicate the existing.
The property is not within an adopted Conservation Area and some of the windows in the streetscene do not have sliding sash windows. As such, the proposal should be encouraged.
Party Status
The local authority 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: 22.02.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 as shown and described in drawings 1, 4 and 5 all received on 20th January, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 28/2/14
Signed : [Signature] Senior Planning Officer
