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24/00694/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00694/B Applicant : Mr Michael Richard Scott Proposal : Installation of replacement windows, doors and rooflights. Site Address : 104 - 106 Malew Street Castletown Isle Of Man IM9 1LS
Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.08.2024 __
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 proposals follow relevant design guidance and would not give rise to any significant harm to the character and appearance of the Conservation Area or dwellinghouse. Accordingly, the proposal is considered to comply with General Policy 2, Environment Policy 35 and Circular 1/98. It is therefore recommended that the development be permitted.
Plans/Drawings/Information; This decision relates to the following plans and details, date stamped received on 11/06/2024:
Location Plan Photographs Proposed rooflight detail Proposed window and door detail __
Interested Person Status - Additional Persons
None
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Officer’s Report
1.0 THE SITE 1.1 104-106 Malew Street is a mid-terraced two storey dwelling located to the northern edge of the Castletown Conservation Area.
1.2 The dwelling is finished externally in smooth cast white render, timber casement and sash windows painted white and slate roof.
2.0 THE PROPOSAL 2.1 The application seeks approval for the removal of timber casement and sash windows, roof lights and the front door of the property, and their replacement with white uPVC double glazed windows.
2.2 The proposals are designed to have a close match to the existing windows in regard to their means of opening, scale, design and sections, including the use of glazing bars etc. The same applies to the proposed replacement front door.
3.0 PLANNING POLICY LOCAL PLAN 3.1 The site lies within an area designated as "Predominantly Residential" on the Area Plan for the South. The site is within the Castletown Conservation Area but is not within an Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 35 states that "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."
In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "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."
The Residential Design Guide July 2021 is a material consideration.
4.0 PLANNING HISTORY 4.1 The application site benefits from the following planning history:
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No relevant history
5.0 CONSULTATIONS 5.1 Castletown Commissioners - No comments received.
5.2 DoI Highways Services commented - No interest registered
6.0 REPRESENTATIONS 6.1 No comments have been received.
7.0 ASSESSMENT 7.1 The fundamental issue to consider in the assessment of the application is the impact of the replacement windows upon the character and appearance of the application dwelling and Conservation Area.
7.2 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved.
7.3 It can be argued that windows are the most important element in a facade. They can confirm the style, age or even the purpose of a building. The original windows should be replicated faithfully in opening method and glazing bar pattern.
7.4 Within the immediate setting to the application site, along Malew Street, there are a mix of window styles including both sliding sash and casements. There are also a number of examples of uPVC windows and doors which have recently been approved and have replaced former timber windows and doors. Window and door colours generally vary between white to dark brown.
7.5 General Policy 2 and Environment Policy 35 seek to protect Conservation Areas and traditional buildings from inappropriate and harmful development. The approach to replacing windows in a Conservation Area is also clearly set out in Circular 1/98.
7.6 It is evident that the rooflight, door and small casement windows are not original to the dwelling and tit is also likely that the existing sash windows are replacements. They are of timer and in relatively poor condition, though it is not entirely clear whether they could be repaired in an economical way.
7.7 Given the prevalence of uPVC windows and doors within the immediate setting and the Conservation Area in general, the use of these materials is established as part of the character and appearance of this part of the Conservation Area.
7.8 The replacement casement windows and rooflight is to the rear of the dwelling and would not give rise to any significant impact upon the character and appearance of the Conservation Area.
7.9 The replacement sash windows to the frontage will have a greater impact, though it is recognised that they match the existing windows in regard to the scale and design. The new uPVC window frames are relatively slimline which is appropriate and they will include sash horns, which further reflects the same feature to the existing windows.
7.10 Whilst it is acknowledged that replacing the windows with uPVC will impact upon the appearance of the building and Conservation Area, given that there are a number of similar features in the immediate setting, the impact upon the character and appearance of the Conservation Area is considered to be low. The proposals follow relevant design guidance and would not give rise to any significant harm.
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24/00694/B Page 4 of 4
7.11 Accordingly, the proposal is considered to comply with General Policy 2, Environment Policy 35 and Circular 1/98. It is therefore recommended that the development be permitted.
8.0 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.
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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 06.08.2024
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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