15 October 2012 · Delegated
3, Lime Street, Port St. Mary, Isle Of Man, IM9 5ed
The proposal involved installing replacement uPVC casement windows to the front and rear dormers of 3 Lime Street, a mid-terrace property within a traditional two-storey terrace south of Port St Mary harbour. The key planning issue was whether the works would be appropriate in terms of visual amenity and the character of the street scene. The officer noted that Lime Street already features a variety of window styles, sizes, and designs, some of which have a negative visual impact. Because the proposed windows would replicate the existing ones in size, design, and materials, the replacement was considered unlikely to cause harm and was in fact seen as potentially beneficial. Although the site falls within a proposed conservation area, the relevant area plan had not yet been adopted and the conservation area designation had not been formally confirmed, so conservation policies were not given substantial weight. The application was approved under delegated powers with two conditions.
The replacement windows match the existing uPVC casements in size, design, and materials, so no significant harm to the street scene was identified. The conservation area designation for this part of Port St Mary had not been formally adopted at the time, meaning full conservation policies did not apply with substantial weight.
General Policy 2
the proposal is considered to comply with the relevant policies of the Strategic Plan
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the installation of replacement windows to front and rear dormers as proposed in the submitted documents and drawings REF 1, REF 2, REF 3, REF 4 and REF 5 all received on 4th September 2012.
