Planning Officer Report

Planning Officer Report And Recommendations {{table:23710}} {{table:23709}}

Officer's Report

The Site

1. The site is a three storey building situated on the corner of Gellings Avenue and Bay View Road, in the heart of Port St. Mary village. The building is very similar to the one opposite: brick faced on all three floors facing into Gellings Avenue and brick facing on the first and second floors looking out over Bay View Road. There is, or was living accommodation on the upper floors and commercial units on the ground floor with a separate pedestrian door from Gellings Avenue and the main shop entrance from Bay View Road. There is also dormer accommodation and an interesting tower feature on the roof at the corner.

1. The first and second floor windows and the window in the tower are sliding sash with a mixture of round headed and arch headed timber framed sliding sashes. There is also a semi circular window at roof level which has a more modern style of opening. The windows in the building opposite have been replaced with uPVC framed sliding sashes whose frames match the shape of the aperture.

The Proposal

1. Proposed is the replacement of the timber framed sliding sashes with uPVC framed sliding sashes to match the aperture shape, matching those in the building opposite.

Planning Status And Policy

1. The site lies within an area of Mixed Use on the draft Southern Area Plan of 2012 and Shopping on the Town and Country Planning (Development Plan) Order 1982. The draft Area Plan also identifies the heart of the village as a proposed Conservation Area.

1. There is no change of use proposed and as such, the relevant policies are set out in Planning Circular 1/98 - Replacement of Windows. As the property lies within a proposed Conservation Area, it is interesting to consider the policies which are applicable to such a case:

"Buildings In Conservation Areas"

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

1. There have been no planning applications submitted in recent years for this property.

Representations

1. Port St. Mary Commissioners indicate that they have no objections to the proposed development.

Assessment

1. The proposed window replacements match the opening style and shape of the originals and whilst the frames would be made from plastic, the character of the windows would be retained whilst upgrading the fabric of the property, all of which is to be commended and is in accordance with the prevailing policy.

1. As such the application is supported and recommended for approval.

Party Status

1. The local authority, Port St. Mary Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the replacement of windows as shown and described in the information received on 15th November, 2012.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	18.12.2012

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 18/12/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Blank] Michael Gallagher Director of Planning and Building Control Development Control Manager

Signed : [Blank] Sarah Corlett Senior Planning Officer

Signed : [Blank] Jennifer Chance Development Control Manager