Architect's Design Statement

Architect's Design Statement

Proposal: Replacement windows to a property within the proposed Port St.Mary Conservation Area

The Site: Carrick Rooms (above The Sugarloaf Cafe), Bay View Road, Port St.Mary Applicant: redacted

1.0 The Existing Building

The property is a traditional three storey Victorian building along the shopfronts of Bay View Road. At ground floor level is The Sugarloaf Cafe (formerly Patchwork) with an entrance door off the pavement leading up to Carrick Rooms tourist accommodation on the first and second floor.

The rear of the property is accessed by a narrow service lane running behind the shops, and there is a small yard area for bins etc. The rear of the property is not readily seen by the public.

The windows have all been replaced in the past with Upvc casement windows of varying styles. The windows to the front arched openings were installed with standard square frames and cover pieces used to give the effect of an arched window from inside, however externally the frames are inappropriate for the arched openings.

2.0 The New Proposal

The windows have reached the end of their useful life and are to be replaced with new Upvc windows (Colour: White) that meet current building regulations with regard to thermal properties, protection from falling and emergency egress.

Windows to the front elevation will be double glazed box sliding sash with arched heads to the appropriate openings.

The windows to the rear of the property will be double glazed casements.

3.0 Planning Pre-application Advice

The property is within the proposed Port St. Mary Conservation Area and therefore the replacement of the windows is subject to planning approval.

Pre-application advise was sought from the Planning Department who advised: Section 7 of the Planning Circular 1/98 states that for windows on the principal elevations (visible by the public), replacement should have the same method of opening, same or similar pattern, the section of glazing bars and frame sections as the originals. For windows not part of the principal elevations or not visible by the public, they should have the same or similar pattern of glazing bars but not necessarily the original opening method.

The planning officer welcomed the proposal for replacing the front elevation windows with box sliding sash. The casement replacements for the rear elevation are acceptable as long as they are not readily visible by the public.

4.0 Summary

• The proposed replacement windows are in compliance with Section 7 of the Planning Circular.
• The arched sliding sash windows to the front elevation are more appropriate to the existing openings.
• The rear casement windows are not readily visible by the public.
• The new windows are in compliance with current regulations for thermal efficiency, protection from falling \& emergency egress.