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Application No.: 10/01764/B Applicant: Kylie Louise Rollins \& Thomas William Pickwick-Rowe Proposal: Installation of replacement windows to rear elevation and four velux windows Site Address: Malew Street Castletown Isle Of Man IM9 1AE ### Considerations Case Officer : Mrs Jade Craig Expected Decision Level: Senior Planning Officer ### Written Representations Barrule 19 Yewlands Drive Garstang Lancashire ### Consultations Consultee : Highways Division Notes : Consultee : Castletown Commissioners Notes: approved
The application site represents the curtilage of an existing residential dwelling, 53 Malew Street, Castletown. The property is a narrow mid-terraced dwelling located on the western side of the street, with the Bowling Green nearby at the rear.
Proposed is the installation of two replacement windows and four new rooflights. The windows to be replaced are the first and second floor windows on the rear elevation. The existing windows are sliding sashes and the proposed would be casements. The frame sections and pattern of glazing bars in the existing and proposed windows are two over two panes, although the second floor window appears to be two adjacent separate sashes, giving the overall appearance of a two over two sash window.
It is proposed to install two new rooflights in the front of the main roof and two in the rear. There would be two sizes of rooflights, with each side of the roof having both a larger and smaller size. The larger size rooflights would measure 1.18 metres by 1.14 metres and the smaller size would measure 780 mm by 550 mm .
There are no previous planning applications for the application site.
The application site is located within an area designated as Predominantly Residential Use in the Castletown Local Plan Order 1990. The site is located within the Castletown Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
Castletown Town Commissioners recommend that the application is approved.
The owner of the adjacent property (no. 55 Malew Street) has commented on the application. They currently live in Lancashire and have viewed the plans online. They state that the red outline on the 1:500 site plan is not shown correctly, but that the red line is shown correctly on the submitted Google aerial plan. The section of the red line which they are concerned with is at the far end of the rear garden where there is a kink.
The site is located with the Castletown Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
Environment Policy 35 states that; "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."
The front elevation of the property is not readily visible in the street scene, due to the narrow width of the road. Therefore, the rooflights to the front of the roof would not be visible from Malew Street. The rear elevation is visible from the nearby Bowling Green, so the rooflights on this side would be visible to the public. However, from visiting the site it was noticed that there are other properties in the vicinity which have rooflights or dormer windows to the rear.
The windows which are proposed to be replaced are to the rear of the property. Policy 6, from Planning Circular 1/98, states that windows which are not readily visible from public thoroughfares "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." It is therefore considered that the proposed windows to the rear would be acceptable, as they would have the same method of opening and similar frame sections as the original windows.
The owner of the adjacent property (number 55 Malew Street) is concerned that the red outline is not shown correctly on the 1:500 site plan, although it is shown correctly on the Google aerial photograph. Having viewed the two plans, it is considered that there is a slight difference between the red outline shown at the bottom of the rear garden. The incorrect 1:500 site plan does not have a date stamp and it was printed off the Government's mapping database on 2 December, the day after the application was submitted, with the shaded polygon visible on the map. I therefore consider that the 1:500 map was produced within the Department and accept the date stamped Google image to represent the accurate outline of the site.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The owner of no. 55 Malew Street owns a dwelling which directly adjoins the application site and therefore should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 02.02.2011
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the installation of replacement windows to the rear elevation and four velux windows to the roof; as shown in the Google aerial photograph (which has the correct red outline of the site), the 1:500 site plan, drawing of the replacement windows, drawings of the rear elevation, detail of the replacement windows, drawing of the proposed roof plan and detail of the proposed velux windows, all date stamped 1 December 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 2 February 2011 Signed: __________________________ Senior Planning Officer
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