**Document:** Officer Planning Report **Application:** 09/01471/B — Installation of replacement windows and doors to front elevation **Decision:** Permitted **Decision Date:** 2009-10-20 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63947-rushen-oirr-ny-marrey-promenade-windows-replacement/documents/1388699 --- # Officer Planning Report **Application No.:** ** 09/01471/B ** **Applicant:** ** Mr Ronald John Preston ** **Proposal:** ** Installation of replacement windows and doors to front elevation ** **Site Address:** ** - Oirr-Ny-Marrey - The Promenade - Port St. Mary - Isle Of Man - IM9 5DB ### Considerations **Case Officer:** Miss S E Corlett ** **Photo Taken:** ** Senior Planning Officer ** **Site Visit:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** **Consultee:** Port St Mary Commissioners **Notes:** ### Officer's Report #### The Site The site represents the curtilage of an existing terraced property which sits fronting onto Port St. Mary promenade. The building is a three storey former guest house with basement and steps up to the front door. The property is very similar to those on each side and retains much of its original detailing and features - railings o the first floor, dentilled cornice under the eaves, shaped slated roof and mouldings around the windows. Unlike its neighbours, the property retains its original sliding sash timber windows - a round headed window at second floor level, curved headed window in the first floor and a projecting three sided bay with flat, curved, arch and flat headed windows in the second, first, ground and basement floors respectively. #### Planning Status The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Proposed Tourist Accommodation, reflecting the former use of most of the promenade as guest houses. #### Planning History Planning permission has been sought for the following developments: PA 93/00899/B - Conversion of guest house into 3 apartments with existing basement apartment, Cronk Wyllin, The Promenade, Port St. Mary. Initial Decision - Permitted 1st January 1994 9 October 2009 09/01471/B Page 1 of 3 PA 01/00068/B - Erection of garage Initial Decision - Permitted 15th June 2001 PA 02/00371/B - Creation of roof terrace over garage including railings and steps Initial Decision - Refused 31st July 2002 ## The Proposal Now proposed is the replacement of the windows in the same style as those in adjoining properties ie. plastic frames shaped to fit the aperture and bottom opening lights, fixed top lights and both lights fixed in the central light of the bay. The door at basement level is also to be replaced in a similar style but finished in plastic. ### Representations ### Assessment The proposal should be considered in the light of General Policy 2 which 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 space 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 adverse 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; I) 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." In this case the relevant sections are those relating to the visual impact of the proposed changes. Whilst the correct form of glazing would undoubtedly be sliding sashes, irrespective of material, the property is neither Registered nor within a Conservation Area and the buildings generally along the Promenade have had modern replacement windows installed. In some cases completely new buildings have been introduced with varying degrees of success in terms of their architectural integration in the streetscene. The Department's guidance on replacement windows is found at Planning Circular 1/98 which states: "In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections and the original windows". In this case the form of glazing pattern replicates that of the originals and whilst the opening style is not identical, the proposal is considered to be acceptable. ## **PARTY STATUS** The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 09.10.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - C : Conditions for approval - N : Notes attached to conditions - R : Reasons for refusal - O : 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 permission relates to the replacement of windows and doors as shown and described in the information and plans all received on 4th September, 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer **Decision Made :** Permitted **Date :** 9/10/09 **Signed :** __________________________ Senior Planning Officer --- *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/63947-rushen-oirr-ny-marrey-promenade-windows-replacement/documents/1388699*