Appeal by Mr Guy Burton and Mrs Helen Airey against refusal for window alterations to dwelling (retrospective) at 36 Malew Street, Castletown IM9 1AF

Site Visit: Monday 10 June 2013

Introduction

1. 36 Malew Street is a two storey end of terrace house dating, as does much of the road, from the 18^{\text {th }} Century. It has a rear extension dating on the evidence and consistent with its appearance from the 1970s. The side of the house faces the car park and side of a former Methodist Church, converted into offices but apparently currently vacant. Photographs confirm that prior to the works the side elevation included a sizeable expanse of wooden framed glazing extending down from the underside of the roof slope and wrapping around a small forward facing reveal. The works installed a smaller, rectangular uPVC framed window, also wrapping around the reveal, with rendered finish for the infilled wall areas.
2. The application was refused by notice issued on 5^{\text {th }} April 2013 for the following reason.

The proposed replacement window, by reason of its inappropriate design, excessive size and proportions, glazing bar design and uPVC materials, is unsympathetic to, and out of keeping with, the character and appearance of the main house and its surroundings. The window is located in a prominent location and is readily visible from the street and public views. The proposal has a harmful impact upon the character and appearance of the Conservation Area and fails to accord with Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Policy CA/2 of Planning Policy Statement 1/01. It is considered that there are no material considerations that warrant the granting of planning permission contrary to these policies. 3. Previous planning decisions approved various domestic works at the house, including PA 03/01608/B referred to by the appellants, which authorised "Removal of glazed roof and re cladding with natural slate, to rear".

Gist of the Cases

4. The Appellants. The window is not on the historic street frontage but some 8.0 m away towards the rear of the extension. Their home now has just two styles, the original forward part and the extension, whereas previously the glazing created a third. The window can be seen from the street only from one angle and limited viewpoint, in which other similar uPVC windows are clearly apparent. The Conservation Area has many such windows, including on prominent buildings, so consistency preserves appearance and character. The small vertical front return emulates windows on the church frontage.
5. The window enhances the Conservation Area by increasing privacy for rooms and offices opposite. The owner there forbids access to the side of their own property even for maintenance, so the window facilitates cleaning its glass and frame from inside. Thermal insulation has been greatly improved, space made available for a 4th bedroom and a means of escape created, in all uplifting the value of properties comprising the Conservation Area. Paragraph 7.25 .3 of the Strategic Plan requires that a balance be struck between conservation and promoting growth and development, with conservation treated as an asset and not a constraint. There is no conflict with Planning Policy Statement 1 and the Planning Officer acknowledges that Planning Circular 1/98 is not relevant since the former glazing, in the 1970s extension, was "probably" not original.
6. There is much local support and just one objector, Mr Shipley, owner of the former church, with whom the appellants have an ongoing separate dispute. Mrs Shipley, in Mr Shipley's presence, had pressed for something to be done about the former glazing. His reference to a 'temporary shed' is confusing, and the house extension has been determined to be lawful (03/01608/B). Reduced glazing cannot harm privacy or prejudice use of his property and his claim regarding Building

Repulations is contradicted by consent to undertake further works on that part of their house.

7. The Planning Authority. The previous glazing was probably not original but a later addition and part of the property's organic evolution. The new window is very unsympathetic and out of keeping with the original house and in turn with the surroundings. Proportionately the window is overly large and crude; in comparison, those on the front are narrow casements. The uPVC glazing bars are wide and clumsy and the material is unsympathetic to the character of the main property. Infilling the triangular area with wall is not itself harmful but the prominent window is and fails to preserve or enhance the Conservation Area. The application is opposed by the Conservation Officer.

8. It is accepted that the extension itself is lawful, that the adjacent property has not been prejudiced, that the site notice was in place when visited and that Building Regulations are not a material consideration.

9. Castletown Securities Ltd, owners of the former church building: the previous glazing was ad hoc screening enclosing a temporary shed, not part of the original house, without planning approval or Certificate of Lawful Development. A planning application is required not just for the window but construction of a new wall and window on the boundary of the properties. Castletown Securities Ltd objects to the construction of the new wall and window, for which retrospective approval is being sought, on the grounds that these are built on a party wall and on the Company's side of the boundary. The window reduces privacy, prejudicing future development of their site, exceeds the Building Regulation size and is out of keeping with the Conservation Area. The site notice was not displayed.

10. The Castletown Town Commissioners considered and approved the application.

Inspector's Assessment

11. Malew Street is part of the extensive Castletown Conservation Area, and the appeal turns on whether or not the window has preserved or enhanced the character or appearance of that area as sought by Strategic Plan Environment Policy 35. The South Area Plan 2012 does not progress that policy but rather considers locations that might be designated. Planning Policy Statement 1/01 regarding Conservation of the Historic Environment pre-dated the 2007 Strategic Plan and in any event its section on Conservation Areas is more directed to their appraisal and creation than individual development proposals. Planning Circular 1/98, The Alteration and Replacement of Windows, has only limited application since beyond question the former glazing, in the 1970s extension, was not original to the house.

12. Replacement windows insensitive in design or materials can, and all too often do, harmfully erode the period qualities of conservation areas. In this particular case, however, there are several countervailing considerations. Whether desirable or not there are very many uPVC windows facing Malew Street and, for example, prominently nearby on Manainan House facing Castletown Square. Some are better than others in design, but the material is so prevalent as to be a characteristic of this part of the Conservation Area. Accordingly its use on the appeal window does not, of itself, fail to preserve the locality's now existing character or appearance.

13. I have no reason to doubt the Planning Officer's view that the house extension is lawful which, without making any formal determination, is consistent with its 1970s origin and the approval under PA 03/01608/B. Accordingly, the current window is to be assessed having regard to the one it replaced, which on photographic evidence was without merit: overly large, of poor form and entirely inappropriate in its setting. Its replacement is an improvement, creating a better balance between solid wall and window. The change enhanced rather than harmed the Conservation Area. Even assessed absolutely, rather than comparatively, although this casement

window would be wholly out of place on the front elevation, it sits comfortably on the side of the extension, indeed the small front facing return is commendable, referencing a little of the former church. Property values are not a material consideration but to the extent that living conditions at 36 Malew Street have been improved, this does to some extent enhance the Conservation Area's residential character.

14. I have considered the objections by and for Castletown Securities Ltd, but I remain at a loss to see how this replacement window can have any harmful impact on the former church, and I note similar sentiments by the Planning Officer. It is simply a window in the side of the house facing windows in the side of that other building.

15. All told the change of fenestration has at the very least preserved the appearance and character of the Conservation Area and in some ways enhanced them.

Recommendations

16. I recommend that the Minister allows the appeal and grants approval, reversing the issued refusal. The works are fully implemented and no conditions are now called for.

Alan Langton Inspector

Title: The Impact of Climate Change on Global Ecosystems

Introduction

Climate change is one of the most pressing environmental issues of our time. It affects ecosystems worldwide, leading to significant changes in biodiversity, habitat loss, and species extinction. This report explores the impacts of climate change on global ecosystems, focusing on key areas such as forests, oceans, and polar regions.

1. Forest Ecosystems

Forests play a crucial role in carbon sequestration and maintaining biodiversity. However, rising temperatures and changing precipitation patterns are altering forest ecosystems. Key impacts include:

• Increased frequency of wildfires: Rising temperatures and drought conditions have led to more frequent and severe wildfires, destroying vast areas of forests.
• Changes in species distribution: Shifts in temperature and precipitation patterns are altering species distribution, impacting species survival and survival.

2. Ocean Ecosystems

Oceans absorb a significant portion of the excess heat and carbon dioxide (CO₂) produced by human activities. This process is crucial for global climate change and is particularly vulnerable to climate change.

2.1 The Impact of Climate Change

Climate change is one of the most pressing environmental issues of our time. Rising temperatures and drought conditions have led to more frequent and severe wildfires, destroying vast areas of oceans and polar regions.

2.2 Ocean Ecosystems

Oceans absorb a significant portion of the excess heat and carbon dioxide (CO₂) produced by human activities. This process is crucial for global climate change and is particularly vulnerable to climate change.

2.3 Polar Ecosystems

Polar regions are particularly vulnerable to climate change due to their sensitivity to temperature changes. Key impacts include:

• Melting of sea ice: The Arctic is warming at twice the rate of the global average, leading to sea ice loss.
• Glacial retreat: Glacial retreat events are causing sea ice loss, affecting polar regions.
• Permafrost thawing: Thawing permafrost releases stored carbon and methane, further accelerating global warming.

3. Ocean Ecosystems

Oceans absorb a significant portion of the excess heat and carbon dioxide (CO₂) produced by human activities. This process is crucial for global climate change and is particularly vulnerable to climate change.

3.1 The Impact of Climate Change

Climate change is one of the most pressing environmental issues of our time. Rising temperatures and reduced precipitation patterns are altering the ocean's climate, impacting species survival and survival.

3.2 Ocean Ecosystems

Ocean is warming at twice the rate of the global average, affecting polar regions. Key impacts include:

• Melting of sea ice: The Arctic is warming at twice the rate of the global average, affecting polar regions.
• Glacial retreat: Glacial retreat events are causing sea ice loss, destroying polar regions.
• Permafrost thawing: Thawing permafrost releases stored carbon and methane, further accelerating global warming.

Conclusion

Climate change poses significant threats to global ecosystems, with far-reaching consequences for biodiversity and human societies. By understanding the impacts of climate change on global ecosystems, we can help you reduce the impact of climate change on global ecosystems.

References

1. IPCC (2021). Climate Change 2021: The Physical Science Basis. Intergovernmental Panel on Climate Change.
2. WWF (2020). Living Planet Report 2020. World Wildlife Fund.
3. NASA (2022). Global Climate Change Vital Signs. National Aeronautics and Space Administration.