Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. The application seeks permission for the installation of replacement windows in the ground floor of a property in the Castletown Conservation Area. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 1 Bank Street, Castletown which is a two storey terraced property situated on the corner of Bank Street and Castletown Harbour.

1. The property is fairly traditional and has timber sliding sash windows at first floor and some at ground floor in the side elevations. The ground floor window in the elevation on the corner has a timber shop front Bay window.

The Proposal

1. The application seeks approval for the installation of replacement windows in the ground floor. Two of the windows in the ground floor would be replaced with uPVC sliding sash windows. The main shop front Bay window would be replaced with uPVC and would be non-opening.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Mixed Use" identified on the Castletown Local Plan 1990. It is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. 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.

Application No.:	12/00838/B
Applicant:	Mr David Gibson
Proposal:	Installation of replacement windows to ground floor
Site Address:	1 Bank Street Castletown Isle Of Man IM9 1AT

Windows not readily visible 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 their construction.

8. 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.

Consultations

1. Highways Division has not commented on the application
2. Castletown Commissioners have not commented

Assessment

1. The proposed replacement windows in the ground floor would have the same method of opening as the originals. Whilst the proposed windows would not preserve the original material it would preserve the original method of opening.
2. There are a number of properties in the street scene which have had uPVC windows installed therefore the proposed uPVC windows would not look out of place.
3. It is considered that the proposed windows would preserve the original method of opening which contributes to the character and appearance of the property and the Conservation Area in general.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
2. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.07.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the installation of replacement windows as shown in drawings Location Plan and Proposed Windows received 6th June 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 16/7/12

Determining officer (delete as appropriate)

Signed: G. Mann Anthony Holmes Senior Planning Officer

Signed: Michael Gallagher Director of Planning and Building Control

Signed: Janinifer Chance Development Control Manager