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20/00207/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00207/B Applicant : Kristina Lawton Proposal : Installation of replacement windows Site Address : 65 Malew Street Castletown Isle Of Man IM9 1LR
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.04.2020 __
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.
C 2. For the avoidance of doubt, all glazing bars must appear on the external face of the windows.
Reason: to ensure that the proposed windows have an appropriate effect on the Conservation Area.
This application has been recommended for approval for the following reason. The application is considered to comply with Environment Policy 35 of the Isle of Man Strategic Plan 2016, Policy CA/2 of Planning Policy Statement 1/01 and Planning Circular 1/98.
Plans/Drawings/Information;
This approval relates to Location Plan, Site Plan, Window Specification details and site photographs all date stamped and received 24/02/2020 __
Interested Person Status - Additional Persons
None __
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20/00207/B Page 2 of 3
Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of an existing two storey terraced Manx cottage sited on the western side of Malew Street and part ways between the junction with Mill Street and The Crofts. The property faces directly on to the main road and the front façade comprises an existing timber front door and a window at ground floor and two windows at above. All the windows are timber framed sliding sash with a vertical glazing bar creating a two on two pane design.
1.2 The application site is within the Castletown Conservation Area.
THE PROPOSAL 2.1 Proposed is the replacement of the windows with new UPVC sliding sash with a vertical glazing bar and a two on two pane design matching the existing.
PLANNING HISTORY 3.1 A Certificate of Lawful Use or Development was agreed in 2012 under PA 12/01029/LAW for the installation of replacement windows to the rear elevation only.
PLANNING POLICY 4.1 The site is designated as Residential on the Area Plan for the South 2013 and also within the Castletown's Conservation Area. Development within Conservations Area is required to preserve or enhance the character and appearance of that area in line with Environment Policy 35.
4.2 Environment Policy 35 states: "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."
4.3 This echoes the provisions of Planning Policy Statement 1/01 CA/2. Planning Circular 1/98 provides advice on replacement windows, recommending replication of the original glazing format, regardless of frame material.
4.4 Environment Policy 34 recommends the use of traditional materials in the extension, alteration or maintenance of pre-1920 buildings.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - had not comments as of 21/04/2020.
5.2 Department of Infrastructure Highway Services - No Highways Interest (10/03/2020).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The key issue is whether or not the replacement windows preserve or enhance the character and appearance of the Conservation Area. The character of the area radiates through the formation of the traditional terrace cottages along either side of the narrow windows streets of Castletown. The front elevations of which are detailed through the proportions and
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20/00207/B Page 3 of 3
form of the buildings, the sliding sash opening method of windows and their glazing bar detail and the mix of exposed stone or lime render finish.
6.2 Although the current proposal will result in the loss of the original timber material there is a degree of flexibility in the use of UPVC as stated in Planning Circular 1/98 and given the original sliding sash opening method is to be retained as too is the glazing bar pattern it is considered that the proposed windows will maintain the overall appearance of the property and ensure the wider character and appearance of the Conservation Area is preserved. As such, the fact that the application does not comply with the preference given in EP 34 is not considered of over-riding concern in this case given 1/98.
CONCLUSION 7.1 The installation of the new windows is to have a negligible impact on the streetscene and thus the character and appearance of the Conservation Area is to be preserved. The application is considered to comply with EP35 of the IOM Strategic Plan 2016, PPS 1/01and Planning Circular 1/98 and is recommended for approval.
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.
Decision Made : Permitted
Date: 21.04.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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