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| Application No.: | 15/01310/B |
| Applicant: | Redacted |
| Proposal: | Installation of replacement windows and rear door to dwelling |
| Site Address: | 110 Malew Street Castletown Isle Of Man IM9 1LT |
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
1.1 The application site is the residential curtilage of No. 110 Malew Street, a two storey mid terraced dwelling located on the eastern side of Malew Street, Castletown. The site also lies within Castletown Conservation Area.
2.1 The current planning application seeks approval for the replacement of the existing front elevation timber framed casement windows with brown UPVC framed casement windows. It is also proposed to replace the existing rear elevation windows with white UPVC framed windows and the replacement of the existing rear door with a new white UPVC door.
3.1 The application site has not been the subject of any other previous planning applications.
3.2 No. 105 Malew Street was granted planning approval in 2012 under PA 12/00890/B for the installation of replacement windows in the ground floor. The existing windows were top opening casements with face applied Georgian glazing bars. The approved windows were UPVC top opening casements.
4.1 In terms of local plan policy, the site lies within an area zoned as Predominantly Residential under the Area Plan for the South 2013.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
"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."
In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"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."
Castletown Town Commissioners have no objection to the current planning application (15/12/2015).
The Department of Infrastructure Highway Services have indicated that there is no highway interest in this planning application (15/12/2015).
The fundamental issue to consider in the assessment of the application is the impact of the replacement windows upon the character and appearance of the application dwelling and Conservation Area.
Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved.
It can be argued that windows are the most important element in a facade. They can confirm the style, age or even the purpose of a building. The original windows should be replicated faithfully in opening method and glazing bar pattern.
Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
There is a mix of window styles along this section of Malew Street that range from sliding sash to casements. Nos. 110 and 112 that neighbour the application site to the north have UPVC framed windows installed; No. 112 having brown framed 50/50 split casements. Nos. 107, 109 and 111 Malew Street are adjacent to the application site and have white UPVC framed casements. There are also a handful of further properties to the north and south of the application dwelling that have casement windows, most notably Nos. 99 and 101 Malew Street that have brown UPVC framed casements with a central vertical glazing bar.
6.6 Planning Circular 1/98 states that if the original windows are in place then 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.
6.7 It is evident that the existing windows in situ, both in the front and rear elevation, are not the existing. As is evident with a number of properties along Malew Street, sliding sash windows would have once been the original window. However, as previously mentioned above, the properties in this particular area of Malew Street appear to have casement windows. There are a handful of properties that do have sliding sash windows.
6.8 Whilst the installation of sliding sash windows in the front elevation would preferable, it is considered that due to the proliferation of other casement windows in the street scene and the fact that the proposed windows would replicate the existing with regards to opening method and frame colour as well as the windows of No. 112 Malew Street, it is not considered that the front elevation windows would have a significant impact in the street scene. As such, the proposal is considered to have a minimal impact upon the Conservation Area.
6.9 The proposed replacement rear windows would not be overly visible from a main public thoroughfare; they may however be visible from Paradise Field. Given the existing rear elevation windows that are visible and the rear windows of other properties in this area, it is not considered that the proposed windows would result in any undue harm to the visual amenity of the area.
6.10 With regards to the proposed rear door, it is unlikely that the door would be visible given its location and as a result of the existing rear boundary. The existing door is not thought to be the original and the door proposed is a standard domestic dwelling door and is considered to be unobjectionable
7.0 RECOMMENDATION 7.1 For the reasons set out above, the planning application is recommended for approval. 8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: | 06.01.2016 |
C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to Location Plan, proposed window and door details and 3 x photographs showing the application dwelling all date stamped as received 1st December 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 06.01.2016
Signed : C BALMER Chris Balmer Senior Planning Officer
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