57942

==== PAGE 1 ====

                                      21/00812/B                                     Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00812/B Applicant : Mr Alastair & Mrs Jillian Hamilton Proposal : Installation of replacement windows to front elevation Site Address : 12 High Street Port St. Mary Isle Of Man IM9 5DR

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.09.2021 __

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.

C 2. The glazing bars hereby approved must be externally fitted and retained as such thereafter.

Reason: In the interest of maintaining the character and appearance of the dwelling and streetscene.

This application has been recommended for approval for the following reason. Subject to a glazing bar condition, the application is considered to comply with General Policy 2 b, c, g, and n, and to meet with the principles of Environment Policy 35 and Planning Circular 1/98.

Plans/Drawings/Information; This approval relates to Location Plan, front elevation photograph and proposed windows drawing all date stamped and received 06/07/2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

==== PAGE 2 ====

                                      21/00812/B                                     Page  2  of  5

THE APPLICATION SITE 1.1 The application site is the curtilage of 12 High Street, Port St Mary a two-storey, mid- terraced dwelling located on the eastern side of the road. The front elevations of the properties along this part of the street all front directly on to the highway. To the front elevation of No. 12, there are five timber-framed windows as well as a front door. All of the timber windows have a Georgian, six-over-six light glazing arrangement and appear to be 50/50 sliding sash including horn details on the middle transom. However, although appearing sliding sash the windows are in fact top opening timber casements which mock the sliding sash arrangement.

1.2 The existing front door is recessed beyond the main line of the front elevation and as such there is an integrated covered area before the timber front door. This door has a solid panel base and a glazed section above topped with a grazed arch.

1.3 The site is located within the Proposed Post St Mary Conservation Area.

THE PROPOSAL 2.1 The planning application seeks approval for the replacement of the front elevation windows with new UPVC sliding sash with glazing bars. The application form indicates that the windows are to have integral run through horns and internal glazing bars.

PLANNING HISTORY 3.1 The dwelling has been subject to two previous applications for the creation of additional living space although neither is considered materially relevant to the assessment of the current application. The dwelling was refused replacement windows and front door under 17/01277/B, the refused scheme sought for top opening UPVC casements without glazing bars and there was too limited information provided for the new door to make a judgement. The application was refused on three grounds:

"R1. The proposed windows neither preserve nor enhance the character and appearance of the existing property located within a proposed Conservation Area and as such fail to meet the tests of Environmental Policy 35. R2. The existing property retains much of its original character particularly on the front elevation. The proposal would result in an unacceptable loss of the existing windows for replacement UPVC windows are not considered to be sympathetic or to respect the historic character of the existing dwelling. The proposal would bring about an inappropriate and negative change to the appearance of the property contrary to Environment Policy 35 and Planning Circular 1/98 R3. Due to the limited information available it is difficult to fully assess the impact of the proposed replacement front door on the proposed Conservation Area and as such the proposal is not considered acceptable."

PLANNING POLICY 4.1 In terms of local plan policy, the application site is in area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned, the application site is within the proposed Port St Mary Conservation Area. In terms of strategic plan policy, General Policy 2 (b, c, g and n) and Environment Policy 35 of the Isle of Man Strategic Plan 2016 is most relevant in seeking to protect the character and appearance of the dwelling, streetscene and historic, architectural and social interest of the proposed Conservation Area. In addition to this, Planning Circular 1/98 offers guidance on the alteration and replacement of windows in Conservation Areas and the Draft Character Appraisal for the Proposed Port St. Mary Conservation Area contains a number of extracts that relate either to the High Street or to windows within the area.

4.2 General Policy 2:

==== PAGE 3 ====

                                      21/00812/B                                     Page  3  of  5

"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; n) is designed having due regard to best practice in reducing energy consumption."

4.3 Environment Policy 35 states: "Within Conservation Areas, the department will permit only development which would reserve 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."

4.5 Planning Circular 1/98:

"BUILDINGS IN CONSERVATION AREAS 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 originals, but not necessarily the original method of opening, whatever the material used in the construction."

4.6 The Draft Character Appraisal for the Proposed Port St. Mary Conservation Area is useful. There are no specific comments in respect of High Street, but a number of extracts relate either to High Street or windows in the area and these are worth noting:

4.6.1 "Within the village a number of properties retain their original timber windows dating back to the late Victorian period. This is particularly applicable to the upper floors of shops. A substantial number of residential properties now have uPVC windows. Many of the uPVC windows are not too incongruous, particularly where the replacements replicate the originals accurately. However, some of the uPVC replacement windows are inappropriate, particularly where wood-grain effect frames have been used. Many replacement windows, both in timber and uPVC, fitted in recent years are out of character making no attempt to replicate those which they replaced."

4.6.2 "Windows in later Victorian buildings are usually larger sashes, often with moulded architraves and moulded string courses. Some buildings have a mock ashlar finish, particularly the larger houses on Athol Street. In High Street, a number of shop fronts are evident in premises now in residential use."

4.6.3 "Most properties were still built in terraced form, with occasional semi-detached or detached houses. Windows in these properties are typically two pane sashes, often set in bay windows, and rendered eaves brackets were used."

4.6.4 "Throughout the proposed conservation area, there are properties where alterations, particularly to windows and entrance doors, have a negative effect on the area as a whole. This includes replacement of original timber windows and doors with incorrectly proportioned uPVC replacements. These often have an inappropriate wood grain."

==== PAGE 4 ====

                                      21/00812/B                                     Page  4  of  5

4.6.5 "Throughout the village there is no consistent window or door style, or material used for their construction."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Port St Mary Commissioners - no objection (26/08/2021).

5.2 Department of Infrastructure Highway Services - Do not oppose (16/07/2021).

5.3 No comments received from neighbouring properties.

ASSESSMENT 6.1 The assessment of this application will fall to whether or not the proposed replacement windows respect the existing appearance of the dwelling, whether they respect the appearance of the surrounding street scene and whether or not they positively contribute to the wider character and appearance of the proposed Port St Mary Conservation Area.

6.2 The Draft Character appraisal for the Proposed Port St. Mary Conservation Area identifies that a number of properties in the village have sought to retain their original windows dating back to the Victorian period, and that amongst these properties are a substantial number that have had replacement windows fitted but have made the effort to accurately replicate the detail of the originals to insure that they remain in keeping with the character of the area. Conversely, there have been replacements windows fitted in recent years that make no attempt to replicate the originals that they are replacing and consequently they are out of character with the area.

6.3 The High Street evidences a stark contrast between appropriate and inappropriate windows exemplifying the importance of proper window detailing including material, opening method, glazing bar pattern, the use of horns and the inclusion of decorative hood moulds. In the case of this application the existing windows are timber framed with a six over 6 glazing bar pattern. Although having a top opening window method, the existing windows are detailed to appear sliding sash replicating windows that would have historically dominated the area and in this instance make a positive contribution to the frontage of the property and the historic appearance of the proposed Conservation Area and are cohesive with the sliding sash opening method within the immediate streetscene.

6.4 In terms of strategic plan policy Environment Policy 35 states that development within a Conservation Area will only be permitted if the development preserves or enhances the character or appearance of the area. Over time a level of acceptability has formed for the installation of UPVC windows but the opening methods, framing and glazing pattern should best match what would have originally existed.

6.5 In this specific case the proposal results in the loss of the original timber material however it gains the original and true sliding sash opening method. The decorative horns are to be retained. The application form indicates integral glazing bars which would be insensitive and inappropriate in this case and should be conditioned to be externally fitted glazing bars so as to be in-keeping and positively contributing to the character and appearance of the area and to best replicate the existing external glazing bar arrangement. The new windows will likely work towards an improved thermal efficiency of the dwelling.

CONCLUSION 7.1 On balance, it is considered that the proposal while losing the original timber material would gain the original sliding sash opening method and in conditioning the glazing bars to be external would best replicate and provide an appropriate finish so as to preserve the character

==== PAGE 5 ====

                                      21/00812/B                                     Page  5  of  5

and appearance of the existing dwelling within the streetscene and not to jeopardise or harm the proposed Conservation Area designation.

7.2 Subject to the glazing bar condition, the application is considered to comply with General Policy 2 b, c, g, and n, and to meet with the principles of Environment Policy 35 and Planning Circular 1/98.

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: 23.09.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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.