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Application No.: 21/00215/B Applicant: Mr Alan Grace Proposal: Installation of windows and doors to rear elevation Site Address: Cornerstone 5 Lime Street Port St. Mary Isle Of Man IM9 5ED Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.05.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area.
Plans/Drawings/Information; This decision relates to the information provided on 25th March, 2021 and amended on 29th April, 2021. _______________________________________________________________
Additional Persons
Department of Infrastructure's Flood Risk Management Team is a Government Department which raises material considerations and should be afforded Interested Person Status in this case. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing mid terraced house which fronts onto Lime Street and backs onto the harbour: immediately to the rear of the property is a shellfish processing facility. - 1.2 The property is half of a pair of three floor properties which have stonework on the ground and first floor at the front and plain render above. The application property has front windows partly in the roofspace whereas the property alongside, number 5 has a flat headed dormer with windows. The windows currently in the property are single lights in the front and in the rear there are three levels of windows, all subdividing the windows into vertical elements three sections in the windows in the second floor whose apertures are 1470mm by 1520mm, two sections in the window in the first floor alongside a door which is 1360mm by 1960mm and on the ground floor there are two, two sections in apertures which are 900mm by 1200mm. The rear elevation is all stone work with a ground floor flat roofed annex which accommodates a flue.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of the second floor windows, the first floor door and the ground floor windows. The ground floor windows will change to single lights, the first floor door will be replaced as existing but with two clear lights rather than four and the second floor windows will be replaced with two side by side lights. There is to be no change to the apertures. All frames are to be uPVC.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South as Predominantly Residential and within the settlement boundary of Port St. Mary. The site also lies within the proposed Conservation Area for Port St. Mary. Whilst not designated yet, it is relevant to consider Environment Policy 35 and Planning Policy Statement 1/01 CA/2 which require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. As the CA is not adopted yet, it is relevant to ensure that development does not prejudice the future designation of such an area. - 3.2 Also, General Policy 2 of the Strategic Plan is relevant: 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:
3.3 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings. - 3.4 Planning Circular 1/98 provides guidance on the replacement of windows and in Conservation Areas states that whatever the frame material, the method of opening on windows visible by the public must replicate the original. - 3.5 The site lies in a wider area of high risk from tidal flooding on the national flood risk maps. The building is not Registered nor are there Registered trees on the site. Environment Policies 10 and 13 as well as General Policy 2 presume against development which will increase flood risk or be at risk of flooding.
4.0 PLANNING HISTORY - 4.1 Planning approval has been granted for alterations and extensions (99/00576/B, 13/00713/B) and approval was granted for the installation of replacement windows and door under 20/01533/B. These were at the front and were to replace the existing like for like.
5.0 REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (16.04.21 and 04.05.21). - 5.2 Port St. Mary Commissioners have no objections (30.04.21). - 5.3 DoI Flood Risk Assessment Team hae no flood risk interest in the application (28.04.21).
6.0 ASSESSMENT - 6.1 The issue here is whether the proposed works preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area. - 6.2 Whilst the site is within an area of high risk of tidal flooding, the replacement windows and doors will have no impact on this and make no change to the resilience of the property to flooding nor its effect on flooding of other property.
6.2 The existing windows are not traditional and their replacement in a more modern frame material would have little impact and is considered to preserve the character and appearance of the property and the area around it. - 7.0 CONCLUSION
7.1 It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be a neutral one which would preserve the character and appearance of the area. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 18.05.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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