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19/00418/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00418/B Applicant : Mr Andrew Harrison Proposal : Installation of replacement windows to front elevation Site Address : 30 Arbory Street Castletown Isle of Man IM9 1LJ
Planning Officer: Mr Paul Visigah Photo Taken : 03.05.2019 Site Visit : 03.05.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.05.2019 __
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.
C 2.The development, hereby approved, relates to the details received on the 5th April 2019. The windows frames on the front elevation, hereby approved, shall match the existing windows in terms of the method of opening and shall match the existing windows in terms of the design of the glazing panels, including proportions, and all glazing bars must be expressed externally.
Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.
Plans/Drawings/Information:
The development hereby approved relates to the Site/Location plan, Drawings 01122, 01122A, and 01122B date-stamped as having been received 5 April 2019.
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THE SITE 1.1 The application site is the residential curtilage of 30 Arbory Street, Castletown. The existing property is a three storey terraced dwelling located on the north-eastern side of Arbory Street. The dwelling is situated opposite the Castletown Methodist Church, and is abutted by Bagnio House on the west and No. 28 Arbory Street on the east. Castle Rushen is located about 120 meters to the South east of the dwelling.
1.2 The surrounding area is characterised by a mix of uses including residential; industrial; retail use; financial and professional services; community uses; leisure; tourism and open space; offices and a number public houses.
1.3 The front elevation accommodates a front door and a window at ground floor with two windows on each floor above. These windows are all timber sliding sash windows with external glazing bars.
THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows on the front elevations of the dwelling.
2.2 The existing windows are sliding sash windows with external glazing bars, and the materials appear to be timber. The replacement windows will be double glazed UPVC Sliding Sash Windows. This window appearance will reflect the existing window design on the building by maintaining the sliding sash window design with external glazing bars.
PLANNING POLICY 3.1 In terms of local plan policy, the application site is located within an area designated as Mixed Use in the Area Plan for the South (Castletown), 2013. The application 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 (20th June 2016). It is also appropriate to consider Planning Circular 1/98.
3.2 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.
3.3 Planning Circular 1/98, the Alteration and Replacement of Windows Category (b) Buildings in Conservation Areas states that:
"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.
Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. Policy CA/2 states that: 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.
PLANNING HISTORY
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4.1 The following previous planning application is considered relevant in the assessment and determination of this application: 97/02076/B sought approval for Alterations to dwelling including replacement windows, 30 Arbory Street, Castletown. Status: Permitted This application involved the installation of wooden framed sliding sash windows with external glazing bars of traditional section to replace the existing double hung wooden windows.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 1 May 2019.
5.2 Manx National Heritage has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Manx Utilities Authority has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.4 Castletown Commissioners have not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT 6.1 The site is located within the Castletown Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2016 and Planning Circular 1/98 provide specific guidance on such replacements.
6.2 The proposed windows on the ground floor, first floor and second floor would have the original method of opening and shape of the originals but would be made of UPVC instead of wood which the original bars and frame are made of. The proposed replacement of existing wooden sliding sash windows within the front elevation with uPVC sliding sash windows accords with the relevant provisions of Planning Circular 1/98. This is considered to be a significant contribution to the character and appearance of the street scene. As such, this element of the proposed development is concluded to be acceptable.
CONCLUSION 7.1 Overall, for the reasons indicated it is considered that the proposal would comply with the Isle of Man Strategic Plan and Planning Circular 1/98 therefore it is recommended that the application be approved.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No.2) Order 2013 Article 6(4); 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, in this case Department of Infrastructure Highway Services and (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land, the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
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o Whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given interested person status.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.05.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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