Officer Report

Application No.: 15/00453/B Applicant: Mrs Carol Rowley Proposal: Replacement of two dormer windows to rear elevation with velux combination roof lights, re-roofing of main roof and alteration to rear elevation window Site Address: St Marys House High Street Port St. Mary Isle of Man IM9 5DR Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of St. Mary's House, a two storey mid terraced dwelling located on the eastern side of High Street, Port St. Mary. The site also lies within a proposed Conservation Area. - 1.2 To the south east of the application site Registered Building 203: The Old Sail Loft. Further east of the application site is Port St Mary Harbour.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of Velux combination roof lights on the rear roof slope in replace of the existing dormer windows, removal of the existing master bedroom window on the rear elevation and installation of an enlarged window and the replacement of the existing roof with new Marley 'Rivendale' fibre/cement slates. - 2.2 The two new rear roof lights would measure 2.8 x 1.7 and 1.9 x 1.7 metres. The new master bedroom window would measure 1.9 x 1.6 metres.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of three previous planning applications which were all granted planning permission and have been listed below: PA 11/00078/B: Installation of replacement windows and doors. PA 99/00675/B: Installation of wooden sliding sash windows to replace existing.

PA 99/01596/B: Installation of roof light, alterations to rear dormer windows and installation of replacement windows to rear.

- 4.0 PLANNING POLICY

4.1 The application site lies within an area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned, the site lies within the proposed Port St. Mary Conservation Area. - 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 spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not affect adversely the amenity of local residents or the character of the locality;
• (e) is designed having due regard to best practice in reducing energy consumption."

Environmental 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.

5.0 REPRESENTATIONS - 5.1 Port St Mary Commissioners make reference to the inconsistency of the Department in providing advice, however do not object providing the modifications do not impinge on the privacy of neighbouring properties (14/05/2015).

6.0 ASSESSMENT - 6.1 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. It is therefore necessary to ensure that what is proposed under this scheme would not have a harmful or detract from visual impact of the locality and wider surrounding area. - 6.2 The rear of the application dwelling is visible from The Underway with distant views attainable from Inner Pier and Lime Street. The existing dormers are not original features and are not considered to add any architectural merit to the existing building or street scene. - 6.3 The proposed roof lights would be directly on the roof slope and as a result would be less prominent than the existing projecting dormer windows. There is within the terrace a variation of rear elevations with a number of properties having some form of large areas of

• glazing at upper level. It is considered that the roof lights would not appear incongruous within the area.
• 6.4 On assessment, the finish of the roof light frames would be sympathetic with the proposed roof tiles which would assist in softening the appearance of the roof lights and therefore this element of the proposal is deemed acceptable.
• 6.5 The enlargement of the master bedroom window is deemed to be a fairly minimal form of development. The window proposed is not judged to appear out of keeping and would not have a detrimental impact upon the visual appearance of the rear elevation in the street scene. As previously mentioned there is a mix of windows within the terrace and no defined window fenestration within the terrace either.
• 6.6 In terms of neighbouring residential amenity, the angle at which the roof lights would be within the roof slope would not result in increased levels of overlooking upon neighbouring properties. Arguably, the roof lights are a significant improvement over the existing dormer windows with regards to neighbouring residential amenity.
• 6.7 It is also proposed to replace the existing fibre/cement roof slate tiles with new Marley fibre/cement slates. This element of the proposal is considered to be a fairly modest form of development and would have a similar appearance to the existing roof.
• 6.8 The development proposed under this current planning application is deemed acceptable and is not judged to adversely affect the character and appearance of the area or nearby Registered Building, Sail Loft.

7.0 RECOMMENDATION - 7.1 For the reasons set out above it is concluded that planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and therefore it is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

28.05.2015

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.

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 Drawing No. 1405/01, 1405/02, 1405/03, 1405/04 and 1405/05 all date stamped as received on 27th April 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 : 29.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management