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20/01450/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01450/B Applicant : Mr Ian & Mrs Lynne Skelly Proposal : Alterations, installation of two replacement windows, replacement of shop window and door with a single window and replacement door and replacement of cement roof tiles with slate Site Address : 43 High Street Port St. Mary Isle Of Man IM9 5DN
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.01.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. For the avoidance of doubt all new windows hereby approved shall be installed with sliding sash opening methods and retained as such thereafter.
Reason: The application has been assessed on this basis given the detail noted in the application form, and in the interest of visual amenity and to ensure the proposed Conservation Area is satisfactory preserved.
N 1. The applicant is reminded to contact Department of Infrastructure in respect of the meter boxes on the front elevation and their proximity to the highway in line with Section 69 of the Highways Act 1986.
This application has been recommended for approval for the following reason. Subject to a condition relating to the installation of sliding sash windows, the application accords with General Policy 2 of the Isle of Man Strategic Plan, Planning Circular 1/98 and Planning Policy Statement 1/01, and meets with the tests of Environment Policy 35 as to best protect the Proposed Conservation Area.
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20/01450/B Page 2 of 4
Plans/Drawings/Information;
This approval relates to drawing number 1901-01 date stamped and received 02/12/2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is existing property 43 High Street, Port St Mary an existing two storey mid-terrace dwelling situated on the western side of the road, just south of the junction with Cronk Road.
1.2 The property's frontage comprises a large shop window and door on the ground floor and two top opening casement windows at first floor.
1.3 The existing pitched roof is finished in concrete tiles with two rooflights.
2.0 THE PROPOSAL 2.1 The application seeks approval for a number of works including: o the removal of the ground floor shop window and its replacement with a smaller 1.6m wide sliding sash window and the making good of the remaining with masonry to match the existing frontage; o replacement of front door with solid 4 panel composite door o replacement of first floor windows with sliding sash o replacement of roof with new slate and roof lights retained.
3.0 PLANNING HISTORY 3.1 There are no previous application considered specifically material to the current proposal.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Residential" on the Area Plan for the South 2013. It is also within the Proposed Conservation Area of Port St Mary. Given the nature of the proposal it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 in the assessment and determination of this application and also to be reminded of Planning Circular 1/98 and Planning Policy Statement 1/01 both which offer guidance on the replacement and alteration of windows within Conservation Areas.
4.2 General Policy 2 states (in part); "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 states;
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"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 Isle of Man Planning Circular 1/98: Buildings in Conservation Areas - The Alteration and Replacement of Windows 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.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Port St Mary Commissioners - deferral request (16/12/2020) and confirmed NO OBJECTION (21/01/2021) - comments were made regarding two meter boxes on the front of the property, however its understood from Manx Utilities that unless it is a designated conservation area then they require them to be on the front for safety and access reasons.
5.2 Department of Infrastructure Highway Services - Do not oppose (24/12/2019).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 The nature of properties along both side of the High Street fluctuates between 'mixed use' and 'residential' and as such there is a mix of front elevations comprising larger glazed shop frontages and smaller typical dwelling windows. The principle for the alteration of the large ground floor window into a smaller sliding sash window and making good the walls to match the masonry of the remaining elevation would not be out of character with the surrounding area.
6.2 The proposed ground floor window, along with the two replacement windows at first floor are to be installed with sliding sash windows with a 50/50 opening arrangement. This style of window and method of opening is considered to be appropriate for the traditional style and age of the property and is to result in an enhancement to the overall appearance of the existing property and the wider streetscene. For the avoidance of doubt it is recommended that a suitably worded condition be added to clarify the sliding sash opening method minded that the application form makes reference to sliding sash windows although it is not clear from annotation on the drawings that these are to be sliding sash.
6.3 The application also includes the replacement of the existing concrete roof tiles with slate which in a similar feat to the windows will result in a more appropriate material finish for the age and traditional style of the property and will enhance its overall appearance in line with Environment Policy 35.
7.0 CONCLUSION 7.1 The works are considered to result in an overall enhancement to the appearance of the property within the streetscene and the character and appearance of the wider proposed
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Conservation Area is not to be jeopardised as a result of the works. The proposals are not considered to result in any harm to neighbouring amenity.
7.2 For the avoidance of doubt a condition specifying the sliding sash opening method of the windows is considered appropriate (as covered in 6.2) and a note advising to contact DOI in respect of the meter reading boxes on the front elevation and proximity to the highway in line with Section 69 of the Highways Act 1986.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 22.01.2021
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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