Officer Report

Application No.: 25/90064/B Applicant: Mr John Preston Proposal: Replacement of windows on side and rear elevations (retrospective) Site Address: Oirr-Ny-Marrey The Promenade Port St Mary Isle Of Man IM9 5DB Principal Planning Officer: Belinda Fettis Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.04.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

This application has been recommended for approval for the following reason.

Due to the proportion and ratio of the replacement windows, the character of the property and the locality are preserved. Therefore the proposal accords with General Policy 2 (b) and (c) and is acceptable in respect of Planning Circular 1/98 and the Residential Design Guide (2021).

Plans/Drawings/Information; This decision relates to the following plans and detail received on the 17th of January 2025.

• o Location plan drawing no.1549-11
• o Site plan drawing no.1549-12 _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:

• - Highways Services - No objection
• - Port St Mary Commissioners - No objection _________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application relates to the curtilage of Oirr-Ny-Marrey that is a three storey terraced property fronting onto Port St. Mary promenade. A former guest house, the building now comprises flats.

1.2 The proposal relates to the rear of the property that faces onto Promenade Back Lane. Opposite the rear elevation are side elevations of a housing development approved in 2012. - 1.3 The rear façade is painted render similar to others within the terrace. The fenestration is mostly that of mock sash casement windows. The outriggers on the rear of the terrace are of similar depth and width and fenestration patterns.

2.0 THE PROPOSAL - 2.1 New windows have been inserted into the side and rear elevation of the property without the submission of a planning application and this application seeks approval to retain the windows as inserted. - 2.2 In support of the proposal the following documents are submitted.

• o Location plan drawing no.1549-11
• o Site plan drawing no.1549-12 (upon which is marked the location of the windows replaced)
• o Photograph sheet 1 - 3 windows on main building rear elevation
• o Photograph sheet 2 - 10 windows on the annexe side elevation
• o Photograph sheet 3 - 4 windows and 1 door on the annexe rear elevation
• o And additional unmarked photographs of the rear and side elevations.

3.0 PLANNING POLICY - 3.1 Site Specific

• 3.1.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South, Map 7.
• 3.1.2 The site is not within a Conservation Area, a Registered Building nor is it within the setting of either. In addition there are no protected trees or flooding concerns within or abutting the site.

3.2 Strategic Policies

• 3.2.1 Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
• 3.2.2 General Policy 2 states that where development is in accordance with the proposals map, the development should meet relevant criteria of the Policy. In respect of this application criteria (b) and (c) are considered relevant. (b) respects the site and surroundings in terms of the design. (c) does not affect adversely the character of the townscape.

4.0 OHER MATERIAL CONSIDERATIONS - 4.1 Planning Circular 1/98 (7)(i) Buidlings in an urban setting. Windows on a principal elevation and readily visible from a public thoroughfare the preference is for replacements to have the same method of openings as the originals. Windows that are not part of the principal elevation or readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals but not necessarily the original method of opening, whichever material is used in the construction of the frame. - 4.2 The Residential Design Guide (2021), Section 5 (Architectural Details), 5.2 Windows and Doors, should reflect the proportion and design of the original.

5.0 PLANNING HISTORY 09/01471/B - Installation of replacement windows and doors to front elevation. Permitted. - 6.0 REPRESENTATIONS

Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Local Authority

• 6.1.1 Port St Mary Commissioners: No objection (04.03.2025)

6.2 Statutory Bodies

• 5.2.1 Highways: No interest (11.02.2025).
• 6.2.2 Manx National Heritage although consulted on 28.02.2025 has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

6.2.3 Registered Buildings Officer although consulted on 28.02.2025 has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

• 6.2.4 Manx Utilities (Electricity) although consulted on 28.02.2025 has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
• 7.0 ASSESSMENT

7.1 The main issue to be considered in the assessment of this application is the impact of the windows inserted upon the character and appearance of the individual property and that of the locality.

• 7.1.2 In 2009 the principal elevation timber windows were replaced with uPVC casement windows incorporating bottom openers. Although the loss of traditional sash was observed as disappointing it was noted that many of the other properties within the terrace had made the same changes.

• 7.1.3 The windows in question are on the rear and are prominent in their setting. However uPVC windows dominate the facades. The windows in place are mock sash casement windows with bottom openers. The original windows would have been timber, probably sliding sash of a 50/50 ratio. The windows inserted replicate the image of the originals sufficiently and are considered acceptable because they protect the character of the rear elevation character. Furthermore they are considered in keeping with the other rear elevations, therefore the proposal protects the character of the streetscene.
• 8.0 CONCLUSION

8.1 The windows inserted protect the character of the rear elevation of the building and the character of the streetscene. Therefore the proposal accords with General Policy 2 (b) and (c) and is acceptable in respect of Planning Circular 1/98 and the Residential Design Guide (2021).

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 15.04.2025 Determining Officer Signed : J SINGLETON

Jason Singleton Principal Planner

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