DEC Officer Report

Application No.: 22/00038/B Applicant: Mrs Caroline Couch Proposal: Installation of replacement windows and patio doors Site Address: Primrose Lodge Athol Park Port Erin Isle Of Man IM9 6ES Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.03.2022 _________________________________________________________________

Conditions and Notes for Approval

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.

This application has been recommended for approval for the following reason.

The application meets the tests of General Policy 2, Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the proposed Conservation Area is being protected and preserved, and the proposals do not adversely affect the character of the surrounding townscape. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area. The application is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to the supporting information received on 14.1.2022.

Interested Person Status

Additional Persons None

_____________________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is Primrose Lodge, Athol Park, Port Erin. The property is a substantial semidetached two storey dwelling on the junction of Sunnydale Avenue and Athol Park. The property has a painted rough-cast render wall finish, slate pitched roofs and front facing feature gables on the front elevation. The property has a single storey rear extension with the same finishes as the main house. - 1.2 The windows on the property are a mix of timber framed casement and recently installed UPVC framed sliding sash units. In the rear extension (the area that is the subject of this application), the windows and patio doors are timber framed.

2.0 THE PROPOSAL - 2.1 The application proposes to replace three existing timber windows on the rear elevation of the rear extension with UPVC units, and to replace the existing (glazed) timber rear patio doors with UPVC patio doors. The windows and the patio doors are proposed to be replaced in a like for like style.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South 2013 as mixed use and within the village's Proposed Conservation Area. The site is in an area with a high likelihood of surface water flooding. - 3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

General Policy 2 of the Strategic Plan: 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:

• (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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

• Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
• 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.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS

• 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.
• 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 readily visible from a public thoroughfare should replicate the existing, where the original windows are in place. 4.0 PLANNING HISTORY

4.1 Application 06/00578/B permitted the erection of the single storey rear extension that is the subject of this application. Since that date, applications 09/00235/B and 19/00113/B have permitted the installation of replacement UPVC windows and UPVC rainwater goods.

5.0 REPRESENTATIONS. - 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (3.3.2022). - 5.2 Port Erin Commissioners have stated that they support the application (9.3.2022).

6.0 ASSESSMENT - 6.1 The principal issue with regard to the application is the impact of the proposed replacement windows and doors on the special character of the proposed conservation area. Whilst the conservation area is not yet adopted so the full force of Environment Policy 35 and Planning Policy Statement 1/01 cannot properly be applied to this development, it is important that development does not prejudice the future designation of the conservation area by allowing something that could be viewed as harmful. - 6.2 As noted in 4.1, the replacement of some of the property's timber framed windows has been permitted under two applications since 2009. With this in mind, the proposed replacement of the timber framed windows and patio doors in the rear extension is unlikely to significantly impact the character of the proposed conservation area. The method of opening is proposed to be replicated in the replacement windows, and as such the guidance in planning circular 1/98 is being followed. It is therefore judged that the proposals preserve the character of the proposed conservation area, and that the proposals do not affect adversely the character of the surrounding townscape.

7.0 CONCLUSION - 7.1 It is judged that the application meets the tests of general policy 2, strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved, and the proposals do not adversely affect the character of the surrounding townscape. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area. The application is therefore recommended for approval.

- 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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 : 23.03.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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