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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00763/B Applicant : The Bone Family Proposal : Installation of replacement windows, doors and roof tiles Site Address : 45 High Street Port St. Mary Isle Of Man IM9 5DN

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.09.2021 __

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.

This application has been recommended for approval for the following reason. The proposed application would comply with General Policy 2 and Environmental Policy 35.

Plans/Drawings/Information; This approval relates to drawings referenced, 001, 002, window and door details and supporting information received on 24 June 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of No.45 High street, Port St Mary. The property is a semi-detached corner plot, that is a two storey dwelling, fronting onto the highway to the north and east. The front elevation features with two portrait shaped windows to the upper floor and four same size and style windows to the side, again, at first floor level and two windows on the side at ground floor level. Those windows are Upvc in a 50/50 glazed pattern with the top half opening outwards.

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1.2 On the front corner elevation (front and side) is and a semi-circular "bay window" made up of four Upvc vertical panels with top hinged opening quarter lights all in white UPVC. The roof is finished in a fibre cement flat profiled roof tile and the walls are finished in painted white render.

2.0 THE PROPOSAL 2.1 Proposed is the removal of existing windows and front door to the property and replace within the existing reveals 'like for like' Upvc casement style windows with the top half hinged opening and matching UPVC door. Also proposed is the re-roofing with replacement natural slate. In total the proposal will see the replacement of 8 windows and 1 front door.

3.0 PLANNING POLICY 3.1 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.

3.2 General Policy 2 (GP2) (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;

3.3 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.

3.4 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.

4.0 PLANNING HISTORY 4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

5.0 REPRESENTATIONS 5.1 Port St Mary Commissioners commented (15/07/21) with no objection.

5.2 Highways Services do not object (No Highways Interest) 08.07.21

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development; (ii) whether the windows preserve or enhance the character or appearance of the proposed Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

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6.2 The existing windows on the building (front and side) are white UPVC frame, but of a non-traditional method of opening. Historically they would have been sliding sash, certainly to the front, but evidence of this has somewhat eroded over the years with many of the neighbouring properties utilising Upvc material and the opening method varies from property to property, with many having a 50/50 split with one part hinged to open from the top.

6.3 Within the terrace the portrait window shape and regularity of openings at first floor level, the pitch tiled roof and chimney stacks are the domineering factors when looking at the terrace. To some degree the type and opening style of window is less noticeable. Here we would see as part of this application is the proposed use of uPVC materials but in a style to match the existing style and opening mechanism on a like for like basis.

6.4 The agent was contacted to see whether their client would prefer UPVC windows with a sliding sash mechanism but they are of the opinion; "what is proposed is a like for like replacement which they consider, preserves the existing character of the building, and believe this is acceptable under current policy".

6.5 Considering the overall context of the replacement windows, door and replacement roof tiles would be considered to have a neutral impact on the character and appearance of this property and that of the streetscene, especially given this is a like for like replacement for windows. Whilst not strictly in accordance with the aforementioned policies it is not considered the proposed Upvc windows would be considered detrimental to the wider Conservation Area.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations to the property would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.

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 the Head of Development Management 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

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Decision Made : Permitted Date : 09.09.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.