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Application No.: 19/00081/B Applicant: Highway Services Proposal: Installation of replacement front window and rear window and door ### Site Address: 5 Victoria Road Castletown Isle of Man IM9 1EP Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.03.2019 _________________________________________________________________
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 information received on 28th January, 2019. _______________________________________________________________
Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of 5, Victoria Road a mid terraced property which backs onto the Silverburn to the south of Alexandra Bridge. The property is a two storey dwelling with accommodation in the roofspace served by three pitched roofed dormers. The property mirrors the adjoining property to the north, number 7.
1.2 Number 5 has decorative mouldings around the top of the ground and first floor windows which are fitted with sliding sash windows, the attic dormer having smaller version of these lower windows. Number 7 does not have these features. Numbers 1 and 3 are plainer properties: number 1 has two full floors of accommodation and attic accommodation served by two eaves level pitched roofed dormers. Number 3 has no dormers and has three windows across the first floor compared with two for number 1. Numbers 1 and 3 have panelled doors with a semi circular light at the top of the door, number 3 having a rectangular fanlight above: numbers 5 and 7 have solid panelled doors and both have rectangular fanlights above. Number 1's front door is pretty much level with the footway alongside: number 3's is slightly elevated by a small step and numbers 5 and 7 are elevated more with two steps between the front door and the footway. - 1.3 The rear of the properties are all very different from each with less care having been given to architectural details. All of the properties have balconies - those on numbers 1 and 3 being at ground floor level and that for number 7 being at first floor level. Number 3 also has a first floor level balcony. - 1.4 Numbers 1, 3 and 5 have suffered water ingress during recent flooding events. Number 5 suffered an ingress of flood water in the basement during the most recent flood event to a depth of 100mm. This was deeper in 2002 and 2014 (up to 430mm). The area suffers from tidal and river flooding and the risk of surface water is exacerbated by inundation of foul drainage causing sewage to back up into the property. THE PROPOSAL
2.1 Proposed is the replacement of two windows and a door. The application aims to make cost effective and practical flood protection efforts to help mitigate the impact of flooding, focusing on assessing ways of making the property more flood resistant using proprietary measures available through reputable suppliers. Some of these efforts relate to internal works - raising the height of shelving, sockets, fuse boxes etc. Others are outside and comprise:
the installation of sealed window units at the rear and front of the property at cellar level replace the existing rear door with a flood door which is uPVC framed and has large glazed panels in the top and bottom, replacing one which has a solid panel below and large glazed light above.
3.1 The site lies within the Castletown Conservation Area and within an area of Residential land use.
3.2 Development within a Conservation Area is required to preserve or enhance the Area in accordance with EP35 of the Strategic Plan and PPS 1/01. Planning Circular 1/98 provides guidance on the replacement of windows as follows:
"Buildings in Conservation Areas 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."
3.3 Environment Policy 34 requires that "In the maintenance, alteration or extension of pre1920 buildings, the use of traditional materials will be preferred."
3.4 General Policy 2 requires that: "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:
4.1 The property has been the subject of a number of applications for alterations and extensions, none of which is relevant to the current proposal. REPRESENTATIONS - 5.1 Highway Services indicate that they have no objection (08.02.19). ASSESSMENT - 6.1 The issues in this case are whether the proposed replacement elements have any adverse impact on the character or appearance of the property taking into consideration the location of the property within a Conservation Area.
6.2 The fact that the elements to be replaced are not particularly visible: the elements at the rear are not generally visible at all from a public perspective and the cellar level front window is only visible if one gazes into the front garden and looks downward: neither is considered to be a particularly important viewpoint. - 6.3 The windows proposed will replicate the style of the existing fixed units but will have thicker frames and a modern frame material, none of which will have a material impact on the character of the property.
7.1 The works will have a neutral impact on the character and appearance of the property and the Conservation Area and any perceived adverse impact is outweighed by the benefit to the property from the additional flood mitigation measures brought about by the new elements. 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:
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 : 11.03.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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