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Application No.: 15/00083/B Applicant: Mr Robert Quirk Proposal: Alterations to existing windows, creation of a window and French doors with Juliet balcony to rear elevation and creation of a window to side elevation of dwelling Site Address: 2 High Street Port St. Mary Isle Of Man IM9 5DR Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of 2 High Street, Port St Mary which is a three storey property when viewed from the High Street; there is also a lower ground floor when viewed from the side and the rear. - 1.2 The property is an end of terrace dwelling which fronts on to the high street. The property now has a mansard roof which accommodates the second floor. It is likely that the original property would have been two storey with a traditional pitched roof and an additional floor at basement level when viewed from the rear. - 1.3 The front of the property has a tiled mansard roof at second floor, there are three window openings at this level in the front elevation, there are a further three windows at first floor level and two at ground floor with a central door. The aperture of one of the windows at ground floor has been increased in size. - 1.4 There are four windows in the side elevation and a door at lower ground floor. - 1.5 There are three large windows in the mansard roof in the rear elevation and three further windows in the rear elevation.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of replacement windows in the mansard roof, the windows would be larger and would be finished in dark grey aluminium. - 2.2 French doors with Juliet balcony would be installed to replace an existing window in the rear elevation as well as replacement of two other windows and installation of a new window to provide light to the stairwell. These windows would be finished in white u PVC. - 2.3 Also proposed is the installation of a replacement window and an additional window in the gable end, also finished in white u PVC.
3.0 PLANNING HISTORY - 3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application:
PA 14/00537/B Installation of replacement windows and doors and enlargement of existing windows and creation of French doors and Juliet balcony to rear elevation of dwelling approved
PA 14/01122/B Creation of a window to side elevation, alterations to existing windows and creation of a French door with Juliet balcony to rear elevation, and removal of rear lower mansard roof and replace with painted render - refused
PA 14/01177/B Conversion of lower ground floor to provide ancillary and tourist living accommodation to dwelling - approved
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Mixed Use" identified on The Area Plan for the South 2013. It is also within the Proposed Port St Mary Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of The Isle of Man Strategic Plan (20th June 2007). Also considered in the assessment of the application is Planning Circular 1/98.
5.0 CONSULTATIONS - 5.1 Port St. Mary Commissioners indicate that they do not oppose the application (03.02.15). One member clarifies their position by explaining that there is a fine line to be drawn between personal aesthetics and visual impact and whilst the enlargement of the windows could be seen as having an unbalancing and inharmonious impact on the character of the building, it is also the case that the rear of the building may be seen from relatively few vantage points and they do not believe that the Board would have a strong reason to object.
6.0 ASSESSMENT - 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and street scene in general and the Proposed Conservation Area. - 6.2 The side elevation of the property is visible from the High Street, but this elevation is not considered to be an important view within the Proposed Conservation Area. It is considered that the installation of an additional window would have minimal impact upon the character and appearance of the property and street scene in general. The installation of casements in this elevation would be acceptable as they have a 50/50 split which would be similar to the glazing sections of sliding sashes. - 6.3 The rear elevation is not overly visible from the public thoroughfare, but the parts of the building which are visible are not overly attractive and do not make a positive contribution to the street scene. - 6.4 The proposed replacement windows in the mansard roof are large, but given that they would be finished with grey aluminium frames it is considered that they would blend with the mansard roof and in the light would not appear particularly dominant on the rear elevation. This differs from PA 14/01122/B which proposed the removal of the mansard roof, it is felt that the retention of the mansard would lessen the impact of the proposed windows; this part of the application is considered to be acceptable. - 6.5 The proposed development proposes more vertically proportioned windows which would be much more in keeping with the style of windows at the rear of the properties along the High Street.
6.6 The proposed window alterations would neither make a positive contribution to the property nor have an adverse impact upon the rear elevation and therefore is considered to have a neutral impact upon the Proposed Conservation Area. - 6.7 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
24.02.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 drawing 1674-03 received 26th January 2015.
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 :…………S CORLETT…….. 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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