Officer Report

Application No.: 14/00942/B Applicant: Sub Aquatic Technical Systems Limited Proposal: Installation of replacement windows Site Address: Former Isle Of Man Bank 26 Main Road Main Road Kirk Michael Isle Of Man IM6 1AD Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site represents the curtilage of 26 Main Road, Kirk Michael, which is a traditional two storey property which was last used as the Isle of Man Bank. The site is located on a corner plot, with Main Road to the east and Station road to the south of the site. - 1.2 Fronting the property is an area of hardstanding which has direct access onto Main Road. To the rear of the building there is also a further area of hardstanding, as well as bin stores and a small section of landscaping. To either side of the building are areas of landscaping (lawned areas).

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the installation of replacement windows to the ground floor of the building only.

3.0 PLANNING HISTORY - 3.1 The following previous applications are considered to be specifically material in the assessment of the current application: 13/91142/B - Removal of chimney stack - Application Permitted

13/00684/C - Change of use of former bank premises to light industrial, research and development and creation of additional parking spaces - Application Permitted

84/01297/D - Erection of double-sided, illuminated projecting box sign, Isle of Man Bank, Main Road, Kirk Michael - Application Permitted

4.0 PLANNING POLICY - 4.1 The site is identified as a "Bank" within the Kirk Michael Local Plan 1994. - 4.2 As the application is for the replacement of the windows on a property located within the Kirk Michael Conservation Area designated in 2006, the relevant planning policies from the

Isle of Man Strategic Plan 2007 (20th June 2007) are Strategic Policy 4, General Policies 1 and

• 2 and Environmental Policy 35. Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) "Buildings in Conservation Areas" of Windows Policy 1/98 are also considered to be relevant to the determination of this application. Strategic Policy 4 states: 'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

• General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

• 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.' Environment 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.'

Policy CA/2 - Special Planning Considerations states:

'When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.'

Category b) "Buildings in Conservation Areas" Windows Policy 1/98 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 patterns and section of glazing bars and the same frame sections as the 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"

5.0 REPRESENTATIONS - 5.1 Michael Commissioners has considered the application and 'have no objection' to the proposals.

6.0 ASSESSMENT - 6.1. The application seeks planning approval for the installation of replacement windows to the ground floor of the building only. The windows to lower ground and first floor are no affected by this application. - 6.2 The existing windows to the ground floor of the building are a metal casement window, possibly a Crittall window (the main manufacturer of steel windows for a considerable time and still in business today producing modern equivalents). They are single glazed and are showing signs of deterioration. - 6.3 The proposals will result in facsimiles of the existing windows being fitted with modern double glazed units all of which are to be fixed as the building will be employing a ducted heat recovery system. Ventilation will be provided via a sub-cill detail which will not impact upon the way the building looks. - 6.4 The 'Touchstone Glazing Solutions' system is one that has been used in a number of properties either Registered, or located within Conservation Areas here on the Island. The system is a direct replacement for use in situations where stone mullions are employed. The system provides thermally sealed double glazing units, including casements that fit into the stone mullions in the historic manner. This therefore offers accurate replacements for damaged historic glazing units set in stone mullions, with the benefits of modern thermally broken glazing and framing.

6.5 The windows are powder coated finished. - 6.6 In conclusion, the installation of the replacement windows is considered to have a neutral impact upon the character of the Conservation Area, but is considered to comply with Strategic Policy 4, General Policies 1 and 2, Environmental Policy 35 of the Isle of Man Strategic Plan 2007 (20th June 2007), in conjunction with Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) 'Conservation Areas' of Windows Policy 1/98 and is therefore considered acceptable..

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS: - 8.1 The local authority Michael Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

10.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 SAT-01 A3 Block Plan scale 1:500, SAT-02 A3 Location Plan scale 1:2500, SAT-03 Cill Detail, SAT-04 'Bank - Replacement Windows', SAT-05 'Touchstone Window Detail', SAT-06 A4 colour photo showing the 'Front Elevation' as existing, SAT-07 A4 colour photo showing the 'Left Side

Elevation' as existing, SAT-08 A4 colour photo showing the 'Rear Elevation' as existing, SAT-09 A4 colour photo showing the 'Right Elevation' as existing all date stamped 07 Aug 2014.

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.

Decision Made : Permitted Date : ……11/9/14……….. Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :………M Gallagher. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management