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16/01066/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01066/B Applicant : Elaine Mattison Proposal : Replacement windows Site Address : Daisy Cottage 28 Malew Street Castletown Isle of Man IM9 1AD
Case Officer : Miss S E Corlett Photo Taken :
Site Visit : 06.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of a three storey terraced cottage which sits on the north eastern side of Malew Street in Castletown, a little distance from the main shopping area of the town. The property has a narrow frontage with two sets of openings on the front elevation on each floor: the ground floor has a door and a three sided bay window within the opening, above are two windows subdivided into a top third outward opening casement with two thirds fixed pane below and two single pane windows in the second floor with a cruciform style of external glazing bar applied to the glass.
1.2 The windows in the properties close by are mixed with recent attempts to reinstate sliding sashes starting to create a noticeable dominance in the streetscene although some properties - including those immediately alongside to the south east and that opposite - having plastic framed casements, the remainder being either plastic framed or timber framed casements, a small number retaining their original windows.
THE PROPOSAL 2.1 Proposed is the replacement of the ground floor bay window with a central sliding sash with a narrower sash each side, similar to that within number 29 just to the north west.
PLANNING POLICY 3.1 The site lies within an area of Mixed Use on the Area Plan for the South adopted in 2013. The site also lies within the town's Conservation Area. As such, there is a requirement for development to preserve or enhance the character or appearance of the area as set out in Environment Policy 35 and Planning Policy Statement 1/01.
3.2 Planning Circular 1/98 provides advice on the replacement of windows as follows:
BUILDINGS IN CONSERVATION AREAS 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.
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16/01066/B
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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.
PLANNING HISTORY 4.1 There have been no planning applications submitted in respect of the application property.
REPRESENTATIONS 5.1 Castletown Commissioners raise no objection to the application (29.09.16).
ASSESSMENT 6.1 The original style of glazing in this property is very likely to have been sliding sashes although at some point a bay window has been installed, possibly reflective of the fashions of the time. The ground floor aperture is, like others in the street, wider than those above, perhaps having been a commercial frontage at some time in the past.
6.2 What is proposed will present a more traditional and more appropriate style of glazing to the property and will bring it in line with other properties in the streetscene. Whilst individual quirky features can add to the character of a place, the character of Malew Street, like much of Castletown is formed by relatively plain frontages with vertically proportioned sliding sash windows with the variety coming from the height and width of the buildings and some variety in the colour of the painted render. It is not thought that the existing ground floor window has any architectural significance and whilst other properties in the streets close by are identified in the Area Plan as being worthy of consideration for Registration - numbers 27, 31 and 33 and the former Methodist Church, this property is not.
6.3 As such, the replacement of the window is seen very much as an enhancement to the Conservation Area, in accordance with EP 35 and PPS 1/01 and as such is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.10.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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16/01066/B
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings and information received on 16th September, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 04.11.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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