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The application site is the curtilage of the semi-detached property Cronk Steone, Rhencullen, Michael. The dwelling is situated eastern side of the road with the attached property Roadside Cottage being to the north.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Policy 7 of Planning Circular 1/98 is considered relevant as this relates to the replacement of windows in buildings erected before 1921 and not falling within the categories of Conservation Area or Registered Building. Specifically part ii) of Policy 7 states:
"In an individual building or group of buildings, whose principle elevations are readily visible from the public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can be done without permission, and will be encouraged by the Department. If repair is impracticable or the existing windows are not the originals, the preference will be for replacement windows on the said principle elevations, to have the same method of opening as the originals.
Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.
Windows not part of the principle elevations and which are not readily visible from the public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the materials used in their construction."
There have been no previous planning applications relating to this property.
Michael Commissioners do not object to this application.
The Highways Division does not object to this application.
This application seeks approval for the installation of replacement windows to the property. The existing windows are timber casement windows.
The existing windows are not likely to be original however the proposed windows would replicate the method of opening and glazing bar pattern of the existing windows. Whilst not within a Conservation Area, the objective of Conservation Policy is to preserve or enhance existing buildings and to pay particular regard to special features which contribute to the character of the area. This requires an assessment to be made based on the existing situation. In this case the existing windows which are casements would be replaced by uPVC casements. It is judged that it is acceptable to replace the existing windows with PVC units of the same design. It is concluded that the proposed replacement windows would not detract from the character of the existing dwelling.
It has been noted that the Local Authority wish to see sliding sash windows. However whilst this type of window would be more appropriate to a property of this age, given that the existing windows are not sliding sash, it is not judged reasonable to require the new windows to be sliding sash.
It is recommended that the application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Michael Commissioners
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.
Recommended Decision: Permitted
Date of Recommendation: 05.11.2010
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 replacement windows, Cronk Steone, Rhencullen, Michael as shown by AR02/APL/00 and AR02 APL/01 received 18th October 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 30/11/10
Signed : [Handwritten signature] Senior Planning Officer
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