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1.0 THE SITE 1.1 The application site is the curtilage of Wits End, 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 is set above Shore Road and Port Erin Bay.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows in the front elevations with single pane bottom opening UPVC casements.
3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications.
4.0 PLANNING POLICY 4.1 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 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polices that are considered materially relevant to the assessment of this current planning application:
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:
"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."
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 original method of opening, whatever the material used in the construction."
Port Erin Commissioners have no objection to the current planning application.
The fundamental issues to consider in the assessment of this current planning application is the impact of the replacement windows upon the character and appearance of the property and street scene of Dandy Hill and proposed Port Erin Conservation Area.
The existing property is an attractive dwelling representing typical Tudor and Elizabethan detailing. There are five Victorian within the terrace and a traditional two storey Manx cottage at the eastern end of Dandy Hill. There are a mix of windows within the street, ranging from split top opening casements, sliding sash and side opening. All windows along this terrace have some sort of glazing bar pattern.
The proposed windows would be casement windows which would not have the original method of opening, which is most likely to be sliding sash, and neither would they replicate the method of opening as the windows currently in situ. It is considered that the proposed windows would harm the existing character and appearance of the property and area in general.
Although the site is not yet in a formally designated Conservation Area, it is in the proposed Port Erin Conservation Area as identified in the Area Plan for the South 2013. The application site dwelling is in a prominent position as viewed from Shore Road and this particular terrace is considered to significantly contribute to the overall character and appearance of the street scene and area in general.
As a result of the above assessment, it is considered that the removal of the existing windows and replacing them with single pane UPVC casements would dilute the existing character and appearance of the property and as such would fail to preserve or enhance the character and appearance of the overall area.
6.6 The proposed windows would not have the original method of opening, nor would they have the same glazing bar pattern and therefore the proposal would be contrary to Planning Circular 1/98.
6.7 The Conservation Officer, who has viewed the plans, is in agreement with the above and considers that the replacement windows would not match the existing windows proportion of the locality and would detract from the character and appearance of the application site building and other neighbouring dwellings.
7.1 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: the applicant or, if there is one, the applicant’s agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Refused
Date of Recommendation: 15.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. By reason of the method of opening and design of the proposed replacement windows would significantly alter the character and appearance of the property and locality in general which would be contrary to General Policy 2 g) of the Isle of Man Strategic Plan.
Note: The application site is within the Proposed Port Erin Conservation Area, it is considered that the replacement windows would dilute the character and appearance of the property and would therefore have a harmful impact upon the Proposed Conservation Area in general.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
| Signed : Chris Balmer Senior Planning Officer | Signed : Sarah Corlett Senior Planning Officer |
| Signed : Michael Gallagher Director of Planning and Building Control | Signed : Jennifer Chance Head of Development Management |
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