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24/00147/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00147/B Applicant : Mr Edward & Mrs Dawn Dennis Proposal : Installation of replacement windows and roof lights Site Address : 30 The Crofts Castletown Isle Of Man IM9 1LZ
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.03.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 9th February 2024; o Application Form o Covering Letter o Drawing No. 010 o Drawing No. 030
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Interested Person Status - Additional Persons
None __
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24/00147/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 30 The Crofts which is a three storey mid terraced dwelling situated to the Western side of The Crofts. To the front of the property there are timber sliding sash windows with glazing bars and to the rear there is a mix of casement windows.
THE PROPOSAL
2.1 The current planning application seeks approval for three things firstly for the replacement of all the windows to the front and rear, secondly the installation of larger roof lights to the front elevation and lastly the installation of a new door to the conservatory situated at the rear of the site.
2.2 When looking at the proposed windows, the replacement windows to the front elevation are going to match the existing but are to be uPVC and to not have the sash horns. The windows to the rear are to be changed to sliding sash within the same aperture.
2.3 The proposed roof lights to the front elevation are to measure 0.717m by 1.18m and are to be conservation style.
PLANNING HISTORY
3.1 There is one previous application which is relevant to the assessment of this application PA23/01309/B which was for "Material change of conservatory roof to a solid roof," and was Permitted.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominately Residential" under the Area Plan for the South, Map 5 - Castletown. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (23.02.24)
5.3 No comments have been received from Castletown Commissioners at the time of writing this report.
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
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24/00147/B Page 3 of 4
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 Firstly when looking at the alteration to the front elevation, the proposed windows are a like for like replacement without the sash horns which is an acceptable alteration, with the proposed conservation roof lights, whilst larger are again acceptable within the roofscape. As such both of these proposals will preserve the Conservation Area.
6.2.3 Secondly turning towards the proposed works to the rear, due to the location of the site, any views of the rear are fleeting, whilst this this the case, the proposal to change the existing casement windows to sliding sash is an enhancement to the Conservation Area and as such is deemed acceptable.
6.2.4 Lastly when looking at the proposed replacement door to the existing conservatory, it is unlikely that this will be seen within the Conservation Area, as such any views will be fleeting and the proposal will preserve the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. Whilst the works proposed to the front elevation, will be noticed within the overall streetscene, the proposed works to the rear windows are an enhancement to the Conservation Area.
6.3.2 The other works are deemed not to impact the character and appearance of the Conservation Area nor the overall streetscene and as such are deemed acceptable.
CONCLUSION
7.1 The proposed windows and replacement door to the rear elevation is deemed acceptable in terms of their form, mass and design which will ultimately preserve the overall Conservation Area and Streetscene, as such the proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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24/00147/B Page 4 of 4
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 above who should be given Interested Person Status __
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 21.03.2024
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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