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22/01539/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01539/B Applicant : Miss Charlotte Pearce Proposal : Installation of replacement windows to all elevations and removal of existing large windows to front elevation with smaller windows Site Address : The Post Office House / Central Store Station Road St Johns Isle Of Man IM4 3AH
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.05.2023 __
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 application has an acceptable visual and amenity impact and accords with General Policy 2 (b, c, g) and with the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing numbers 001, 002, 003, 004, 005, 006, 007, 008, 009, 010 and 011 all date stamped and received 06/03/2023, and Site Plan, Location Plan and Front and Side Elevation Photographs all date received 16/12/2022. __
Interested Person Status - Additional Persons
None __
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22/01539/B Page 2 of 4
Officer’s Report
THE SITE 1.1 The site relates to the old post office and shop building, Station Road, St Johns. The property has recently been approved for residential use under PA 20/00902/C.
1.2 The existing building has a shop front at ground floor with three large windows and doorway. There are two windows above at first floor, and a number of mixed style windows throughout the side gable elevations. These windows are mostly timber with top opening windows 70/30 opening style and some are similar non traditional opening style in UPVC.
1.3 The site is located within the proposed Conservation Area.
THE PROPOSAL 2.1 Proposed is the replacement of all the windows throughout with new UPVC windows, some with 50/50 top opening design and other matching the non-traditional existing top opening method.
2.2 The application also seeks approved for the removal of the existing large shop front windows and the installation of a new window similar to those at first floor and a relocated single front door, and another smaller single window within the adjoining side extension.
2.3 The current scheme replaces an initial scheme to replace the windows with 70/30 top opening design, and did not include the changes to the shop front.
PLANNING HISTORY 3.1 The most recent application and most relevant is 20/00902/C for its recent approval for change of use to residential.
PLANNING POLICY 4.1 The site lies within an area zoned as 'residential' on the St Johns Local Plan. The site also lies within the proposed Conservation Area. Given the nature of the proposal General Policy 2 (b, c, g) is relevant in seeking to maintain the visual amenity of the area, along with Environment Policies 34 and 35 of the Strategic Plan in seeking the use of traditional materials for pre-1920's buildings and the need to preserve or enhance the character and appearance and special interest of a Conservation Area also required by Section 18 of The Act. PPS 1/01 and Planning Circular 1/98 also offer guidance on the replacement of windows in Conservation Areas.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 German Commissioners - no objections (13/04/2023) 5.2 Department of Infrastructure Highway Services - No Highways Interest (11/11/2022 and 09/03/2023) 5.3 No comments received from the neighbours.
ASSESSMENT 6.1 Windows and doors are often the most important element in any façade and can often help gauge the age and/or purpose of a building. In this case, the existing property has been changed from a shop to residential and the modifications to the frontage are sought to best facilitate this for the occupants. These changes are not considered to be unacceptable and are of a design, layout and arrangement which is in keeping with the overall appearance of the building and would not adversely harm the streetscene or surrounding area.
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22/01539/B Page 3 of 4
6.2 Whilst some of the existing windows are timber, they are of a top opening style and 70/30 design which is not traditional nor best in keeping with the original character of the building. Whilst the proposed windows will now be UPVC, the applicant has sought to revise the key windows across the frontage and side gable to have a 50/50 design with a middle transom in trying to best mimic a sliding sash arrangement which is what would have originally been installed.
6.3 Minded that the existing windows are non-traditional and the proposals are also non- traditional their replacement in terms of policy would 'preserve' and having an overall negligible impact on how the property is viewed whether on its own or as part of the wider proposed Conservation Area. Although a slight positive to the proposal is that the applicant has sought to mimic the 50/50 arrangement which is an improvement compared to the initial 70/30 upvc design.
CONCLUSION 7.1 Overall the proposed shop frontage changes, and the replacement windows are considered to have an acceptable visual and amenity impact on the existing property and streetscene and the overall wider character and appearance of the area is to remain preserved. 7.2 The application accords with General Policy 2 (b, c, g) and with the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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: 10.05.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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22/01539/B Page 4 of 4
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