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

2, High Street, Port St. Mary, Isle Of Man, IM9 5dr

Received25 Sept 2014

Validated25 Sept 2014

Decided30 Oct 2014

35 days

Received25 Sept 2014

Validated25 Sept 2014

Decided30 Oct 2014

35 days

Why Was This Refused?

✓Replacement of modest portrait windows with larger landscape windows and French doors to the rear elevation
✓Glazing would appear dominant in the rear elevation, altering the property's character
✓Proposal would neither preserve nor enhance the character of the property or the Proposed Conservation Area
✓Property is an end-of-terrace dwelling on High Street, Port St Mary, within a sensitive streetscape
✓character
✓design
✓heritage
✓impacts upon the character and appearance of the property and street scene in general and the Proposed Conservation Area

This application sought permission to create a new window in the side elevation, alter existing windows and add a French door with Juliet balcony to the rear elevation, and remove the rear lower mansard roof and replace it with painted render at 2 High Street, Port St Mary. The application was refused on 30 October 2014 by a Senior Planning Officer acting under delegated authority. The key concern was that replacing the three existing modest portrait windows in the rear elevation with larger landscape-style windows and French doors would cause the glazing to appear dominant, changing the character and appearance of the property as seen from the rear. The officer also identified the site's location within the Proposed Conservation Area as a material consideration. The alterations were found to be harmful to the character and appearance of both the property and the wider area, and the proposal was considered contrary to the relevant policies of the Isle of Man Strategic Plan.

The application was refused because the proposed rear alterations — replacing three modest portrait windows with larger landscape-style windows and French doors — would make the glazing appear dominant in the rear elevation. This was judged to harm the character and appearance of the property and the surrounding area, including the Proposed Conservation Area, and was found to be contrary to Isle of Man Strategic Plan policies.

Site Observations

•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 rear.
•The property is an end of terrace dwelling which fronts on to the high street.
•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.
•There are four windows in the side elevation and a door at lower ground floor.
•There are three large windows in the mansard roof in the rear elevation and three further windows in the rear elevation.
•The property is finished in smooth render to the front and side and painted stone work to the rear.

Refusal Reasons

✕The proposed alterations to the rear elevation would result in the loss of the minimal fenestration by replacing the three modest portrait windows with larger landscape style windows and French doors. These alterations result in the glazing appearing dominant in the rear elevation which alters the character and appearance of the property when viewed at the rear. It is considered that the proposed alterations would neither preserve nor enhance the character or appearance of the property or area in general which is contrary to General Policy c) and g) and Environment Policy 35 of The Isle of Man Strategic Plan.

Policies Assessed (2)

EP35

Environment Policy 35 of The Isle of Man Strategic Plan

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.

PLANNINGCIRCULAR1/98

Planning Circular 1/98

considered in the assessment of the application

Planning History (1)

14/00537/BApproved2014

Installation of replacement windows and doors and enlargement of existing windows and creation of French doors and Juliet balcony to rear elevation of dwelling

specifically material in the assessment of the current application

Documents (12)

Officer Report Decision Notice Application Form

Source & Provenance

Official reference: 14/01122/B
Source authority: Isle of Man Government Planning & Building Control
Official record URL: No stable public per-application URL provided