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17/00187/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00187/B Applicant : Mrs Elizabeth Donnelly Proposal : Replacement white pvc casement windows to rear conservatory Site Address : Bridge Cottage Bridge Street Castletown Isle Of Man IM9 1AX
Case Officer : Mr Edmond Riley Photo Taken : 07.03.2017 Site Visit : 07.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Bridge Cottage, Bridge Street, Castletown, which is a prominent two-storey cottage sitting within the Castletown Conservation Area.
1.2 Bridge Cottage directly joins with the Registered Bridge House to the east 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, with a mono-pitched and relatively modest conservatory with five windows and which sits within the rear yard area: owing to its white colour, the conservatory is surprisingly well-integrated into the built form here, which is largely a mixture of traditional and grand architecture. Though noticeable from across the water to the south, the conservatory cannot be discerned at all from Bridge Street itself.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the replacement of the five windows within the conservatory on an almost like-for-like basis. It is not clear from the application but it seems that the existing frames are non-openable while those proposed are side-hung casements.
3.0 PLANNING HISTORY 3.1 Planning approval has twice been recently gained for the installation of replacement windows under PAs 16/01058/B and 14/00305/B, while it is not immediately clear when the conservatory was installed.
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. The site is also within the Castletown Conservation Area. Given the nature of the application, it is appropriate to consider General Policy 2 and Environment Policy 35 of the Strategic Plan and Planning Circular 1/98, the relevant extract of the latter being set out below:
"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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17/00187/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."
5.0 REPRESENTATIONS 5.1 No comments have been received at the time of writing (22nd March 2017).
6.0 ASSESSMENT 6.1 The existing conservatory sits comfortably within the site and is not in any way visually intrusive. It may become slightly more intrusive were the windows openable as proposed, but not in a way that could be considered to cause any particular or undue harm to the appearance of the Conservation Area since conservatories are not particularly traditional features, and therefore casement-style windows would not be inappropriate.
6.2 As the application essentially comprises works that represent a 'like-for-like' replacement of window frames within that conservatory, the only change to the appearance to this part of Bridge Cottage will arise when the windows are open. As such, there will be only a limited discernible visual impact arising from the works on either the existing dwelling or the Conservation Area as a whole.
7.0 RECOMMENDATION 7.1 The application is concluded to comply with GP2 and EP35 and Planning Circular 1/98, and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; o 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: 22.03.2017
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.
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17/00187/B
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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.
The development hereby approved relates to the Drawings 1, 2, 3, 4, 5, 6 and 7, all date-stamped as having been received 16th February 2017.
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: 28.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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