31561

==== PAGE 1 ====

PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal : Site Address: 14/00305/B Mrs Elizabeth Donnelly Installation of replacement windows to end gable Bridge Cottage Bridge Street Castletown Isle Of Man IM9 lAX Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Miss Laura Davy Officer's Report 1.0 THE SITE 1.1 The application site is the curtilage of Bridge Cottage, Bridge Street, Castletown which is a two storey cottage which adjoins Bridge House. Bridge Cottage occupies a corner plot, the gable end backs on to the harbour. The cottage has exposed stonework to all elevations. 2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of replacement windows in the gable end of the cottage which faces the harbour, The replacement window at first floor would be uPVC sliding sash with glazing bars, the ground floor would be a uPVC top opening casement with glazing bars. 3.0 PLANNING HISTORY 3.1 The previous applications are not considered to be specifically material in the assessment of the current application. 4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South 2013. The site is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98. 4.2 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. 4.3 Planning Circular 1/98 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. 24 April 2014 14/00305/B Page 1 of 3

==== PAGE 2 ====

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. 5.0 CONSULTATIONS 5.1 Castletown Commissioners indicate that they do not oppose the application. 6.0 ASSESSMENT 6.1 The application seeks approval for the installation of replacement windows in the gable end of the building. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area. 6.2 The proposed windows would have the same method of opening as the existing windows and would have similar glazing bars. Whilst they would be constructed of u PVC this is considered to be acceptable and is in accordance with Planning Circular 1/98. 6.3 It is judged that the proposed windows would preserve the existing method of opening and therefore preserve the character of the building. 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval. 7.0 PARTY STATUS 7.1 The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 22.04.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. Pago "y nf ^ tA April

==== PAGE 3 ====

This approval relates to Drawings 1, 2, 3, 4, 5 and 6 date stamped as having been received 12th March 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Pianning and Building Control /Head of Development ManagemenV Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed ;... Sarah Corlett Senior Planning Officer {O Signed : Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 24 April 2014 14/00305/B Page 3 of 3