Officer Report

Application No.: 17/01255/B Applicant: Mr Gary Davies Proposal: Replacement white pvc sliding sash windows to front elevation Site Address: Raldis Dandy Hill Port Erin Isle of Man IM9 6HN Case Officer : Mr Jason Singleton Site Visit: 17.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.01.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawings referenced 1, 2, 3, 4 and 5 date stamped received 4th December 2017. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the curtilage of Raldis, a two storey mid terraced dwelling located on the southern side of Dandy Hill in Port Erin. The application site also lies within the proposed Port Erin Conservation Area. The application site sits above and looks down and across over Shore Road and Port Erin Bay to west.

1.2 The existing windows are timber framed sliding sash throughout the front elevation with a vertical georgian bar splitting the glazing to all windows. The streetscene featurers a mixture of Upvc material framed windows with various opening mechanisms. Given the different type and style of properties withn the streetscene, there does not appear to be a thematic indiation of opening types for the windows. PROPOSAL - 2.1 Proposed are the replacement windows on the front elevation. This would see a replacement of the majority windows on the front elevation using Upvc sliding sash in white. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING STATUS - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Area Plan for the South 2013. As previously mentioned, the application lies within the proposed Port Erin Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 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;

4.4 Environment Policy 35 "Within Conservation Areas, the Department will permit only development which would preserve 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 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:

"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."

REPRESENTATIONS

5.1 Port Erin Commissioners support the current planning application (15/12/17)

5.2 Highways Services have not commented ASSESMENT - 6.1 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of Raldis, and (ii) whether the windows preserve or enhance the character or appearance of the proposed Port Erin Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 This proposal would give a uniform appearance throughout the main front facade of the dwellinghouse and would be in keeping within the context of the streetscene along Dandy Hill. As such, the proposal is welcomed and would replicate the traditional method of opening albeit in a more modern material. The proposal is deemed acceptable and would seek to enhance the character and appearance of the area and inadvertently adding value to the property. RECOMMENDATION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 22.01.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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