**Document:** Planning Officer Report **Application:** 13/00222/B — Installation of replacement windows, removal of a chimney stack and demolition of outbuildings within rear yard to create vehicular parking space **Decision:** Permitted **Decision Date:** 2013-04-05 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4062-rushen-14-church-replacement-demolition/documents/1172601 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The site represents the curtilage of 14 Church Road, Port Erin which is a three storey mid terraced property located on the southern side of Church Road and southeast of St Catherine's Church. 1.2 The streetscene is characterised by a mixture of building heights, finishes and styles, some with flat roofing, some pitched. Originally, The application site form part of a row of four three storey terraced properties, with Nr 14 being the end terrace. However, in more recent time a row of two storeys flat roofed properties have been erected to the east of the site, which adjoin the eastern gable end of the property. ### 2.0 Planning History 2.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application. ### 3.0 The Proposal 3.1 The application seeks approval for installation of replacement windows, removal of a chimney stack and demolition of outbuildings within rear yard to create vehicular parking space. ### 4.0 Planning Policy 4.1 The site lies within an area of Mixed Use on the Area Plan for the South. The site is proposed to be within a Conservation Area. 4.2 Due to the zoning of the site, and the nature of the proposed development, the following planning policy is relevant in the consideration of the application:- 4.4 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 adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ## 5.0 Representations 5.1 Port Erin Commissioners indicate that they do not oppose the application 5.2 Highways and Traffic Division whilst not objecting, indicate that there is presently no off street parking and this area is becoming more congested. #### 6.0 Assessment 6.1 The main impacts of the proposals are the visual impact on the streetscene, namely due to the removal of the chimney stack and replacement windows (1st and 2nd floor) to the front and rear elevations. 6.2 The existing first and second floor windows are timber top hung windows. The proposal would have the same method of opening but uPVC in construction. It is considered the windows would be appropriate in this location. The removal of the front chimney again needs consideration, as chimneys can be important features to traditional properties and add to the character and quality of the property in the street scene. In this case the chimney does not add a particular interest to the property or street scene and it is considered its removal is acceptable. 6.3 To the rear, the application proposes the removal of the rear wall and outbuilding to form a single parking space. The parking space will provide the existing apartment. The Highway Division have considered the scheme and the potential impacts to the rear access lane and have no objections to the proposal. #### 7.0 Recommendation 7.1 For the reasons indicated the proposal would be comply with General Policy 2 of the Isle of Man Strategic Plan and therefore the application is recommended for a approval. #### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Port Erin Commissioners 8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. Recommendation Recommended Decision: Permitted Date of 27.03.2013 Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the installation of replacement windows, removal of a chimney stack and demolition of outbuildings within rear yard to create vehicular parking space as proposed in the submitted documents and drawings 1189.1 and 1189.2 all received on 20th February 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 2/4/13 Determining officer (delete as appropriate) Signed : Signed : .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. PA13/00222/B Fistard Property Investments Limited Installation of replacement windows, removal of a chimney stack and demolition of outbuildings within rear yard to create vehicular parking space, 14 Church Road Port Erin Isle Of Man IM9 6AQ Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 27.02.2013, includes; Dev Control Polygons: Reference Number: 13/00222/B Status: Pending Consideration Proposal: Installation of replacement windows, removal of a chimney stack and demolition of outbuildings within rear yard to create vehicular parking space --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/4062-rushen-14-church-replacement-demolition/documents/1172601*