Officer Report

Application No.: 17/00433/B Applicant: Mr Craig & Mrs Victoria Wolstencroft Proposal: Installation of three replacement windows to front elevation Site Address: The Old Vicarage Church Road Onchan Isle of Man IM3 1BF Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of an existing dwelling, Onchan Parish's vicarage, which sits on the western side of Church Road, to the north of St. Peter's Church and within a sizeable plot, some of which is characterised by woodland. - 1.2 The existing property is an attractive and distinctive two storey house with symmetrical frontage with two projecting two storey bays with front entrance porch with the door facing towards the front. - 1.3 The existing main windows on the front elevation are all equally sized and of the same design featuring timber sliding sash with Georgian bar glazing. This style is echoed across the ground and first floor on the front elevation. PROPOSAL

2.1 Proposed is the replacement of three of the windows on the front elevation; two on the ground floor and one of the first floor. - 2.2 The proposal would see the existing timber sliding sash windows being replaced with Upvc 'Veka' sliding sash windows with Georgian bar glazing to closely match the existing windows appearance. DEVELOPMENT PLAN POLICIES

3.1 In terms of local plan policy, the application site is on the Onchan Local Plan of 2000 as Residential with the treed area identified as Woodland. The site also lies within Onchan's Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application:

4.3 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:

• (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 Environmental Policy 35 states: "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."

PLANNING HISTORY

4.1 The following previous planning applications are considered relevant in the assessment and determination of this application:08/00790/B - Erection of a porch with steps and disabled ramp access. Approved. 01/0260/B - Installation of timber sliding sash windows to replace existing. Approved. REPRESENTATIONS - 5.1 The Onchan Commissioners have no objection to the proposal (11.05.17)

5.2 Highways Services have commented to confirm there is no Highways involvement (03/05/17) ASSESMENT - 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 The Old Vicarage, and (ii) whether the windows preserve or enhance the character or appearance of the Onchan Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 The proposal seeks to replace the existing windows on the front elevation with Upvc sliding sash windows and Georgian glazing bars to match the existing. The proposals on the front are welcomed and would replicate the traditional method of opening albeit in a more modern material, which will add a degree of unity to the front façade and is welcomed.

6.4 The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed UPVC has been recognised as an acceptable alternative to timber and is seen amongst other properties within the street scene. The proposal is deemed acceptable in accordance with the policies that seek to preserve the character and appearance of the dwellinghouse and is not considered to have an adverse impact on the character or appearance of the Conservation Area. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• (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.

Recommendation Recommended Decision: Permitted Date of Recommendation: 01.06.2017 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.

This approval relates to drawings referenced Window Similar Styles to Existing, VEKA trade literature for Sliding Sash windows and existing photos of the property date stamped 13th April 2017.

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: 02.06.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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