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16/01058/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01058/B Applicant : Phillip Thomas & Elizabeth Mary Donnelly Proposal : Removal and installation of new doors as existing. Site Address : Bridge Cottage Bridge Street Castletown Isle of Man IM9 1AX
Case Officer : Miss Lucy Kinrade Photo Taken : 27.10.2016 Site Visit : 27.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the residential curtilage of Bridge Cottage, Bridge Street, Castletown an existing two storey cottage sitting within the Castletown Conservation Area.
1.2 Bridge Cottage joins directly with Bridge House and sits on the corner where Bridge Street meets the pedestrian footbridge over the harbour to The Quay.
1.3 The existing property has a stone finish on both the front elevation and the gable elevation facing the harbour. The rear elevation is smooth rendered and painted white.
1.4 On the gable elevation there are two windows which have recently been replaced under PA 14/00305/B with white UPVC windows which matched the glazing bar pattern of the existing windows before them.
1.5 On the rear elevation there is a large sliding sash window, a set of double timber framed doors with Georgian glazing bar pattern and an existing glazed sun room.
2.0 THE PROPOSAL
2.1 The application seeks approval for the installation of replacement doors on the rear elevation with a UPVC equivalent. The proposed doors shall match the glazing bar pattern and the opening method of the existing doors.
3.0 PLANNING HISTORY
3.1 There has been one previous planning application that is considered materially relevant in the assessment of the current application. PA 14/00305/B for the installation of UPVC replacement windows to the end gable of Bridge Cottage was granted full approval in 2014.
4.0 DEVELOPMENT PLAN POLICIES
4.1 The application site is within an area zoned as "Predominantly Residential" on Map 5 of the Area Plan for the South 2013. The site is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Circular 1/98.
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16/01058/B
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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 will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Planning Circular 1/98 "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."
5.0 REPRESENTATIONS
5.1 Castletown Commissioners have stated that they have no objection to the application (29/09/2016).
5.2 The Department of Infrastructure have indicated that there is no highways interest in the current application (11/10/2016).
6.0 ASSESSMENT
6.1 The application seeks approval for the installation of replacement doors on the rear elevation. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area and the impact on the existing building.
6.2 First and foremost the proposed doors would match the glazing bar pattern of the existing doors and would have the same method of opening as the existing doors. Whilst they would not be constructed from timber to match the existing, it is considered in this instance that their replacement with UPVC would be acceptable.
6.3 Although the rear of the property is visible from the The Quay (the road on the adjacent side of the harbour from Bridge Cottage), the replacement of the doors with new UPVC white doors is not considered to impact the character of the existing building and the proposal shall preserve the Castletown Conservation Area.
6.3 It is also expected that the replacement of the rear timber doors with UPVC shall help towards creating an improved thermal skin of the building and in turn boost the overall energy efficient of the dwelling.
RECOMMENDATION
7.1 For the above reasons the application is considered to comply with EP35 and Planning Circular 1/98 and therefore recommended for approval.
PARTY STATUS
8.1 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;
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16/01058/B
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(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; (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: 02.11.2016
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 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 the location plan, proposed drawings and photographs of the existing doors all date stamped and received 12th 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 : S CORLETT Sarah Corlett
Senior Planning Officer
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