Loading document...
==== PAGE 1 ====
19/00614/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00614/B Applicant : Sally Caley Proposal : Installation of replacement windows to front elevation Site Address : 4 Bank Street Castletown Isle Of Man IM9 1AT
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken : 11.07.2019 Site Visit : 11.07.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.07.2019 __
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.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 28th May 2019: o Site/Location Plan o Photo of existing and remaining dimensions o Proposed design of replacement windows
This decision also relates to the roof plan received on the 17th July 2019 regarding lower ground level window. __
Interested Person Status - Additional Persons
None __
Officer’s Report THE APPLICATION SITE
==== PAGE 2 ====
19/00614/B Page 2 of 3
1.1 The application site is the residential curtilage of 4 Bank Street, Castletown which is situated close to the corner of Malew Street and Bank Street in the centre of Castletown. The property is a traditional Manx cottage with sliding sash windows and half-glazed door and slated roof with chimney stacks on each gable.
1.2 The property has three windows to the first floor elevation which are top opening and one large window to the ground floor level which is in three planes, the two size planes open sideward and the middle plane is top opening. All the windows have internal Georgian Bars.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing windows first floor level windows with a like for like change and to alter the lower ground floor level to have no opening light to the middle pane. All other window details will stay the same.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as an Mix use on the Area Plan for the South, Castletown Map. The property is also within a Conservation area. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 and Planning Circular 1/98.
4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality;
4.4 Environment Policy 35 which states: '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'.
4.5 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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."
REPRESENTATIONS 5.1 No comments have been received from Castletown Commissioners at the time of writing this report.
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the impact of the proposed windows on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.
==== PAGE 3 ====
19/00614/B Page 3 of 3
6.2 The proposed windows to the first floor of the property are to be a like for like change as such there will be no impact on the visual amenity of the surrounding area.
6.3 With regards to the ground level window, the removal of the opening even though it is against Planning Circular 1/98 will have a minimal effect on the visual amenity of the Conservation Area. The main feature of the windows is the glazing bars which are being kept.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 (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 o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 31.07.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal