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1.0 THE APPLICATION SITE 1.1 The site represents the curtilage of 4, Quay Lane, a terraced, three storey property which is stone faced and has sliding sash windows in the ground and first floors and fixed casement windows in the top floor facing onto Quay Lane. The existing door on the front of the property is a timber door with small square glazed area in the top half.
2.0 PLANNING STATUS 2.1 The site lies within an area designated on the Area Plan for the South was Mixed use, reflecting the mixture of civic, commercial and residential uses in the Quay/Parliament Square area. 2.2 The site also lies within Castletown's Conservation Area and the building is Registered (RB 57).
3.0 THE PROPOSAL 3.1 This application seeks Registered Building Consent for installation of replacement front ground floor window (RB no 57 in association with 13/90962/GB).
4.0 PLANNING HISTORY 4.1 The following applications are considered relevant:
13/90962/GB - Installation of replacement front ground floor window (in association with 13/00963/CON) – PENDING DECISION
10/00200/CON - Registered Building consent for the installation of a replacement front door (In association with 10/00199/GB) Registered Building Nos. 057 – Application Permitted
10/00199/GB - Installation of a replacement front door (In association with 10/00200/CON) – Application Permitted
PA 96/01964/GB - Replacement of existing windows, 4 Quay Lane, Castletown – Application Permitted
PA 84/00841/B - Replacement of door with window and damp-proofing of basement, 4 Quay Lane, Castletown - Application Permitted
5.1 As 4 Quay Lane is a Registered Building (RB 57) located within the Castletown Conservation Area designated on 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application. 5.2 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance." 5.3 General Policy 2 states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." 5.4 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." 5.5 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre1920 buildings, the use of traditional materials will be preferred." 5.6 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." 5.7 "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:
In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
"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."
6.1 Castletown Commissioners have no objection.
7.1 The application seeks Planning Permission for installation of replacement front ground floor window.
7.2 The existing window is a painted timber, split casement window of, divided into four to resemble the windows in the remainder of the property. 7.3 These openings, were formally wider as evidenced by the longer slate lintol over and the infilling of the historic opening with stone to match the existing either side of the in-situ window. Historically, the lower ground floors to these properties were used for storage and were accessed via a pair of timber doors. In recent times, property owners have reclaimed these spaces as additional living space and have sought to replace those doors with windows to provide light. 7.4 The proposed replacement window is a painted timber sliding sash to match those elsewhere in the frontage. As such, this will bring uniformity to the façade which is acceptable. 7.5 In conclusion; the proposed replacement window is considered to respect the character of the Registered Building and the Conservation Area within which it is located and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man). 8.0 RECOMMENDATION 8.1 Permit. 9.0 PARTY STATUS 9.1 The local authority, Castletown Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of 16.09.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the following information all date stamped 09 Aug 2013:
A4 Location drawing A4 Colour photo sheet showing exterior frontage of property A4 1:50 scale sheet 'Existing Ground Floor Front Elevation' and 'Proposed Ground Floor Front Elevation'. A4 1:2 scale 'Survey Manual - Traditional Timber Sliding Vertical Sash, Section B Issue B December 2007 - Spiral Balance, Section Detail' sheet. A4 1:1 scale 'Survey Manual - Traditional Timber Sliding Vertical Sash, Section B Issue B December 2007 - Spiral Balance, Section Detail' sheet.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Change Development Control Manager
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