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23/00566/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00566/B Applicant : Mr & Mrs Edward & Dawn Dennis Proposal : Installation of part replacement windows to front elevation and replacement of windows to rear elevation including two side windows to rear outrider Site Address : Croft House The Crofts Castletown Isle Of Man IM9 1LY
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.08.2023 __
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 proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved. Whilst the frames are not in a traditional material preferred by Environment Policy 34, Planning Circular 1/98 makes it clear that the opening style is more relevant than the frame material which in this case is considered acceptable as 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 drawings 010, 020, 021 and 060, together with the other supporting information all submitted on 12.5.2023.
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__
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
1.1 The site is Croft House, a three and a half storey mid-terrace property on the north-west side of The Crofts in Castletown.
1.2 The property has a variety of window styles in evidence. The front elevation feature timber framed sliding sash windows, some tripartite, some bipartite and some single paned, generally in a one over one pattern with no intermediate bars. The fourth floor dormer windows are arch-headed casement units. The rear and side elevations have timber framed sliding sash windows generally, with two single-paned units serving the stairwell.
2.0 THE PROPOSAL
2.1 This application proposes to replace the existing front elevation timber framed windows up the third floor level with UPVC framed units in a like for like glazing pattern. The existing fourth floor windows are proposed to be repaired. The application also proposes to replace the existing rear and side elevation timber framed windows with UPVC units. The replacement windows are proposed to be one over one units with no intermediate glazing bars. Finally, the application proposes to replace the existing glazed timber door with a UPVC glazed door 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 predominantly residential, and within the Castletown Conservation Area. The site is not in an area at risk of flooding.
3.2 TOWN AND COUNTRY PLANNING ACT 1999
S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
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
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will ensure that the special features contributing to the character and quality are protected against inappropriate development.
3.4 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.
3.5 Planning Circular 1/98: The Alteration And Replacement Of Windows Category b) BUILDINGS IN CONSERVATION AREAS Policy If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction.
4.0 PLANNING HISTORY
4.1 Application 87/00280/B permitted the construction of a conservatory, while application 02/01445/B permitted the erection of a satellite dish on the rear elevation.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 The Department of Infrastructure Highways Division - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. (22.5.2023).
6.0 ASSESSMENT
6.1 The issue here is whether the proposals would preserve or enhance the special character of the Castletown Conservation Area.
6.2 The proposed replacement windows on the front elevation would have the same opening method and pattern of glazing bars as the existing. With this in mind, the replacements are considered to meet the guidance in planning circular 1/98. Although traditional materials are no being used as preferred by environment policy 34, current policy permits the use of plastic framed windows, and therefore the front elevation windows are judged to preserve the character of the conservation area.
6.3 The proposed replacement windows on the side and rear elevations would have the same opening method as the existing units. However, the replacement units are proposed to be one of one sashes, with no intermediate glazing bars. As the existing windows generally have a six
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over six glazing pattern with Georgian bars, the guidance in planning circular 1/98 is not being followed. Although not following planning circular 1/98, the rear and side elevation of the property has very limited visibility from outside the site. As the proposed replacement windows are sliding sash, the appropriate opening method, the overall impact of the rear and side elevation windows is considered to preserve the special character of the conservation area.
6.4 The application also proposes to replace the existing glazed timber rear door with a UPVC door in a like for like style. Although traditional materials are not being used as preferred by environment policy 34, UPVC is permitted for replacement windows in a conservation area, and it is therefore considered that such a material would be acceptable for a rear door. As the style is proposed to be like for like, the replacement rear door is judged to preserve the special character of the conservation area.
7.0 CONCLUSION
7.1 It is judged that the proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved. Whilst the frames are not in a traditional material preferred by Environment Policy 34, Planning Circular 1/98 makes it clear that the opening style is more relevant than the frame material which in this case is considered acceptable as the overall impact will be to preserve the character of the conservation area. It is therefore recommended that the application be approved.
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 a Principal Planner 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.
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Decision Made : Permitted
Date: 11.08.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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