Planning Officer Report

Case Officer: Mr Chris Balmer Photo Taken: 13.11.2012 Site Visit: 13.11.2012 Expected Decision Level: Officer Delegation

Officer's Report

1.0 SITE 1.1 The site represents the curtilage of 51 Malew Street, Castletown which is part of a row of two and three storey terraced properties which are located on the western side of Malew Street within the heart of Castletown. 1.2 The property has a mixture of sliding sash windows and top opening casement windows within the front elevation (ground & first floor) with small side hung casement windows at second floor level. Permission has been permitted to install uPVC sliding sash windows to the upper floor windows replacing the casement windows. 1.3 Malew Street comprises a number of two and three storey terraced properties.

2.0 PROPOSAL 2.1 The application seeks approval for the installation of a replacement door. The proposed door would be a Windsor (Triton window pattern). This differs to the original proposal which was for a Georgian (Constellation window pattern). The proposal would be constructed with uPVC and the door would be Ruby Red in colour whilst the door frame would be white.

3.0 LAND USE ZOING / PLANNING POLICIES 3.1 The application site is within an area recognised as being an area of 'Predominately residential use", under the Castletown Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is within a Conservation Area. 3.2 Due to the zoning of the site the following policies are relevant for consideration:-

"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:

• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

Application No.:	12/01472/B
Applicant:	Mrs Angela McDermott
Proposal:	Installation of a replacement door
Site Address:	51 Malew Street Castletown Isle Of Man IM9 1AE

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

"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."

4.0 Planning History

4.1 There following previous planning applications are considered relevant in the assessment and determination of this application: Installation of replacement French doors and remove two existing windows to create additional French doors - 12/01019/B – APPROVED Installation of first and second floor replacement windows to front elevation - 12/01018/B – APPROVED Erection of rear porch and alterations - 99/02368/B - APPROVED

5.0 Representations

5.1 Castletown Commissioners have approved the application. 5.2 The Planning Authority has received no privately written representations objecting to the proposal.

6.0 Assessment

6.1 As the site is within a Conservation Area Environment Policy 35 is relevant for consideration. This policy states that development will only be permitted which would preserve or enhance the character or appearance of the Area. 6.2 The proposal would remove the existing timber panel door with a central glazed window with an uPVC door with lower panelling with the upper part of the dwelling being glazed. 6.5 The question is whether this proposal would protect or enhance the appearance of the conservation area. After visiting the area, studying the plans and discussing the application with the Conversation Officer, it is considered the proposal would preserve the Conservation Area. This is due to the proposed door to this Victorian property would be appropriate and in keeping with this period property.

7.0 Recommendation

7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Castletown Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.12.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 approval relates to the Installation of a replacement door (Windsor – Triton) as proposed in the submitted documents which are date-stamped 1st November 2012 and 27th November 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 : 3/12/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes

Signed : Sarah Corlett

Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control

Senior Planning Officer Signed :... Jennifer Chance Development Control Manager