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15/00654/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00654/B Applicant : Lindavid Limited Proposal : Installation of replacement windows to dwelling Site Address : 15 Bank Street Castletown Isle of Man IM9 1AT
Case Officer : Miss S E Corlett Photo Taken : 24.06.2015 Site Visit : 24.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing three storey semi-detached dwelling which faces north east towards the bridge over Castletown Harbour. The dwelling has its original timber framed sliding sash windows in the front elevation. The buildings in the vicinity all have sliding sash windows in original vertically proportioned apertures, framed in either timber or white uPVC.
THE PROPOSAL 2.1 Proposed is the replacement of the windows with ones framed in uPVC - where there are existing sliding sashes they will remain as such. The existing windows are painted blue to complement the blue painted bands around the windows and the blue painted window reveals. None of the other properties in the vicinity have painted bands around the window openings.
PLANNING STATUS AND POLICY 3.1 The site lies within a Mixed Use area on the Area Plan for the South adopted in 2013 and also within Castletown's Conservation Area. As such, there is a requirement for development to preserve or enhance the appearance or character of a Conservation Area. Guidance on replacement windows in Conservation Areas is provided in Planning Circular 1/98 as follows:
"BUILDINGS IN CONSERVATION AREAS 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.
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."
PLANNING HISTORY 4.1 Planning approval was previously refused for replacement windows in the front but approved in the rear - PA 02/02570/B. The application proposed casements but after being refused, the proposal was for uPVC sliding sashes but the inspector considered that the use of uPVC was unacceptable in such a prominent location and did not accept that the policy
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15/00654/B
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statement that "whatever the material used in their construction" automatically means that non-original materials may be used on every occasion. The Saffron restaurant was altered and extended under PA 05/01779/B although this required that all windows were timber framed sliding sashes whereas what is in the building are uPVC framed. Planning approval was also granted very recently for the installation of uPVC framed sliding sashes in 1, Bank Street which are in situ. The windows in 17, Bank Street have been replaced with uPVC framed sliding sashes although no planning approval has been identified for this work.
REPRESENTATIONS 5.1 Castletown Commissioners indicate that they do not oppose the application (16.06.15).
ASSESSMENT 6.1 The key issue is whether the proposed material used in the frames of the replacement windows is acceptable, taking into account the Conservation Area status of the site. Whilst planning approval was previously refused for the use of uPVC, it has been demonstrated through the use of this material in the neighbouring Saffron restaurant and numbers 1 and 17, Bank Street that it can be acceptable within a Conservation Area and on buildings clearly visible from a public perspective. Comparatively speaking, these windows appear perhaps less striking that the timber framed sliding sashes which have been installed in 13a, Bank Street which have a stained timber finish.
6.2 As such, whilst previously it was not considered acceptable to use uPVC in the frames of replacement windows in this property, subsequent decisions have illustrated that this view is not necessarily still relevant and it is considered that the uPVC framed sliding sashes which have been installed in other buildings in the vicinity demonstrate that this material is acceptable. As such the application is recommended for approval.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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15/00654/B
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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.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to drawings and information received on 10th June, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 15.07.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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