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23/01426/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01426/B Applicant : Mr Allan Paterson Proposal : Installation of replacement windows and back door. Site Address : 77 Malew Street Castletown Isle Of Man IM9 1LX
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.01.2024 __
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 application fully accords with General Policy 2 and Environment Policy 35 of the IOM Strategic Plan 2016 and with policies and guidance in Planning Circular 1/98 and PPS 1/01.
Plans/Drawings/Information;
This approval relates to the following information all date received 14/12/2023:
Interested Person Status - Additional Persons
None __
Officer’s Report
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23/01426/B Page 2 of 4
1.0 THE SITE 1.1 The site relates to 77 Malew Street, an existing property wrapping the corner of Malew Street and The Crofts.
2.0 THE PROPOSAL 2.1 Proposed is the replacement of all the existing timber windows on the elevation facing Malew Street with new timber sliding sash windows. Sliding sash windows are also proposed across the rear elevation. 12 replacement windows in total and 1 back door is proposed for replacement.
3.0 PLANNING HISTORY 3.1 There has been one previous application for replacement timber windows approved in 2003 under 03/00560/B.
4.0 PLANNING POLICY 4.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential, and the site is also within the Conservation Area. As such, the general standards towards acceptable development as set out in General Policy 2 are relevant along with the Environment Policy 35. Planning Circular 1/98 and PPS 1/01 are also relevant in ensuring no negative impact is created which could detriment the character and appearance of the existing building or Conservation Area.
4.2 Legislation - Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". Given that the site is within a within Conservation Area the above requirements apply and appropriate consideration will be given in the assessment.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - no comments received at time of writing..
5.2 Department of Infrastructure Highway Services - No highways interest (22/12/2023).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 Section 18 (4) the proposal is considered to preserve and/or enhance (wherever you choose) the conservation area. The following goes on to consider the relevant.
6.2 The issues in this case are whether the replacement windows result is any adverse impact on the character or appearance of the existing property or the wider streetscene (GP2, EP35, PC1/98, PPS 1/01, S18 of the Act and RDG).
Impact on Character and Appearance 6.3 The existing windows positively contribute to the character and appearance of the existing property as well as the Conservation Area. The proposal will see the existing windows replaced with all sliding sash timber windows and with glazing patterns to match the existing. While typically sash horns would not be a feature on these windows horns already exist on the stone finished building and so their inclusion now would result in a uniformity throughout out the building and their inclusion would not be so harmful minded that the window renovation works retaining timber and sliding sash would safeguard the historic interest of the property
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23/01426/B Page 3 of 4
including from key public views and ensure it remains a good positive contributor to the Conservation Area. Whilst there are some minor changes to the opening method of some windows to the rear these will result in all sliding sash being installed creating a uniform and cohesive appearance throughout and this would be acceptable. The replacement back door would also be acceptable having an overall negligible impact on the property and Conservation Area.
Property is included in Appendix 5 of Area Plan for the South 2013 as a building not yet researched by the Department in relation to potential special architectural or historic interest.
7.0 CONCLUSION 7.1 The works by retaining the timber materials, sliding sash opening methods and glazing bar patterns would result in upgrades and improvement to the property enhancing its overall appearance in the streetscene and positively contributing to the quality of the Conservation Area meeting with all the intentions and requirements of the conservation policies and heritage guidance set out throughout the Development Plan.
7.2 The application is considered to accord with General Policy 2 and Environment Policy 35 of the IOM Strategic Plan 2016. The works also accord with S18 of The Act, Planning Circular 1/98 and PPS 1/01.
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. __
I can confirm that this decision has been made by the Head of Development Management 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 : 19.01.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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