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Application No.: 23/00644/B Applicant: Mr Ross Brazier Proposal: Replacement of existing timber and UPVC top opening casement windows with traditional timber sash windows Site Address: Ardane Cronk Road Port St Mary Isle Of Man IM9 5AS Planning Officer: Mrs Vanessa Porter Photo Taken: 21.06.2023 Site Visit: 21.06.2023 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 03.07.2023
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 works result in a visual improvement and enhancement of the property and accord with General Policy 2 and the principles of Environment Policy 35 of the IOM Strategic Plan 2016. The works also accord with Planning Circular 1/98, PPS 1/01 and the Residential Design Guidance 2021.
Plans/Drawings/Information; This approval relates to the following information all received 22/05/2023:
Additional Persons
None _____________________________________________________________________________
THE APPLICATION IS BEFORE PLANNING COMMITTEE AS THE APPLICANT IS AN EMPLOYEE OF THE PLANNING AND BUILDING CONTROL DIRECTORATE.
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing semi-detached traditional Victorian dwelling on the upper side of Cronk Road, Port St Mary. The site is within the proposed Conservation Area (covered in more detail at 4.0 of this report). - 1.2 The front elevation comprises a traditional front door and a large ground floor window, with two smaller windows aligned above at first floor. These windows are timber casements with small top openers. These windows are non-traditional. - 1.3 At the rear the dwelling has a two storey outrigger installed with similar non-traditional casement windows in a mix of timber and upvc.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of all the front and rear windows with timber sliding sash. A small window above the cottage style rear door is to be blocked up and the replacement of the rear door. - 2.2 All the windows are to be sliding sash with a 50/50 design. The larger ground floor front window is to have a 3 sash arrangement.
3.0 PLANNING HISTORY - 3.1 There has been one previous application at the site for a replacement dormer window approved under 12/00807/B.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential, and the site is also within the proposed Conservation Area. As such, the general standards towards acceptable development as set out in General Policy 2 are relevant along with the principles of Environment Policy 35. Planning Circular 1/98 and PPS 1/01 are also relevant in ensuring no negative impact is created which could detriment the character and appearance of the proposed Conservation Area. The Character Appraisal for the proposed Conservation Area for Port St Mary specifically refers to Cronk Road through a number of paragraphs highlighting their development in the mid 1890's and early 1900's and their building and occupation mainly by owners of guesthouses on the upper promenade. The Cronk and Lhargan comprise mainly stout Victorian terrace houses, together with some later infilling, and because of their development on the upper landward side of the road most have panoramic views over the rooftops of the development on Bay View Road to the sea and Scarlett Point beyond, and where previously would have stood the Bayqueen Hotel. It is important that development does not harm or jeopardise the Victorian qualities of the terrace or the potential for future designation of the Conservation Area. - 4.2 Section 4.0 and 7.0 of the Residential Design Guidance 2021 also offers advice on the design of extensions and alterations to existing houses and how to assess the impact of such development taking into account living conditions and amenity of neighbours.
5.0 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 objections (01/06/2023). - 5.2 Department of Infrastructure Highway Services - No highways interest (02/06/2022). - 5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT - 6.1 The issues in this case are whether there is any adverse impact on the character or appearance of the existing property or the wider streetscene (GP2, EP35, PC1/98, PPS 1/01 and RDG) or whether there is any impact on neighbouring properties (GP2 and RDG). Impact on Character and Appearance - 6.2 The Victorian properties in this area are clearly identified as being a positive contributor to the character and appearance of the proposed Conservation Area. Due to their sitting at a higher level than the main road there are prominent and key views to front elevations. The main works to the front elevation would see the replacement of the existing windows with a more appropriate sliding sash timber, reinstating the original appearance of the property and significantly enhancing the overall appearance of the front elevation. - 6.3 At the rear planning circular 1/98 sets out a relaxation of standards where windows are not prominent from public view. In this case, even though not readily visible, the proposal similarly seeks to replace the existing windows with new timber sliding sash which again will significantly enhance the overall appearance of the property and its rear elevation. The blocking up of one first floor window above the door will not result in any increased or new harm on the amenity of the adjacent neighbours and so no concerns in this respect.
7.0 CONCLUSION - 7.1 The works would result in a significant improvement and enhancement to the appearance of the property in its own right and as viewed from the streetscene, and will positively contribute to the quality of the proposed Conservation Area and meet with all the intentions and requirements of the conservation policies and heritage guidance set out throughout the Development Plan. - 7.2 The application is considered to accord with General Policy 2 and the principles of Environment Policy 35 of the IOM Strategic Plan 2016. The works also accord with Planning Circular 1/98, PPS 1/01 and the Residential Design Guidance 2021.
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:
8.2 The decision maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Committee Meeting Date: 10.07.2023
Signed : J SINGLETON Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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