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19/01114/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01114/B Applicant : Mrs Christine Bailey Proposal : Replacement windows to front and rear of property, and replacement of rear door. Site Address : 48 Queen Street Castletown Isle Of Man IM9 1NZ
Principal Planner: Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.11.2019 __
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 information all received on 3rd October, 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of 48, Queen Street, a mid terraced, two storey dwelling which has a stone frontage with a central ground floor door which is solid timber with a letterbox half way up. The windows in the front elevation are all single lights framed in dark brown timber as is the rear window. The door in the rear and the adjoining window are framed in white plastic.
THE PROPOSAL 2.1 Proposed is the replacement of the windows with uPVC frames in anthracite grey outside and white inside in a style to match the existing - ie single lights. The rear door is to be a stable style
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19/01114/B Page 2 of 3
in anthracite grey. Finally, all rainwater goods, soffits and fascias are to be replaced in black uPVC and black painted timber.
PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Residential and the site also lies within the town's Conservation Area.
3.2 As such, the following Strategic Plan policies are considered relevant:
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.
General Policy 2: 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;
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.3 Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man s also relevant as follows:
CA/2: SPECIAL PLANNING CONSIDERATIONS 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.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
3.4 Finally, Planning Circular 1/98 is relevant 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.
PLANNING HISTORY 4.1 No planning applications have been submitted for this property.
REPRESENTATIONS 5.1 Highway Services have no objection (30.10.19).
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19/01114/B Page 3 of 3
ASSESSMENT 6.1 The issue is whether the proposed new windows and door would preserve or enhance the character and appearance of the Conservation Area.
6.2 Whilst it would be preferable to install windows which reinstated the original form of opening in this property which would have been sliding sashes which would enhance the property as the windows are currently casements, the test of acceptability also includes preservation and in this case the application proposes the retention of the existing form of glazing and a rear door which whilst not truly traditional, is considered no less unacceptable than the existing. The works to the rainwater goods and fascias and soffits will not result in any significant impact.
6.3 It is therefore considered that the proposal preserves the character and appearance of the Conservation Area and the application accords with Environment Policy 35 and PPS1/01 and the application is supported.
CONCLUSION 7.1 The application is recommended for approval.
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.
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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 : 20.11.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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