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20/01369/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01369/B Applicant : Mr David Birtles Proposal : Installation of windows and a door (retrospective) Site Address : 112 Malew Street Castletown Isle Of Man IM9 1LT
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.01.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The application accords with General Policy 2 (b, c, g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98.
Plans/Drawings/Information; This approval relates to Location Plan, Site Plan, 11 Site Photographs, copy of 15/01310/B and a supporting statement all date stamped and received 01/12/2020, and additional site photographs received be email 22/01/2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the curtilage of an existing two storey terraced dwelling situated on the eastern side of Malew Street, Castletown and part way between the junction with The Crofts and Ellersie Gardens.
1.2 The front elevation of the existing dwelling comprises two UPVC 50/50 top opening casement windows and a 4 panel front door the upper two panels glazed, these are brown coloured throughout. At the rear the dwelling has a half glazed UPVC front door and three white UPVC casement windows.
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20/01369/B Page 2 of 4
1.3 Information provided by the applicant indicates that the current windows and doors were installed prior to the purchase of the property in November 2019 and possibly installed around 2002, but laywers of a new potential purchaser have queried whether planning permission was granted for their replacement. No permission exists and so retrospective permission is now sought.
THE PROPOSAL 2.1 Proposed is the retrospective installation of the windows and doors now in situ throughout the front and rear elevation of the dwelling.
2.2 Information submitted with the application includes a google streetview image of the property (taken 2010) along with a copy of a planning officers report for the replacement of windows in adjoining property 110 Malew Street PA 15/01310/B, in the assessment of which it quotes "6.5 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..".
PLANNING HISTORY 3.1 Aforementioned PA 15/01310/B for replacement UPVC casement windows in adjoining property No. 110 is relevant. The application dwelling itself has not been subject to any previous applications.
PLANNING POLICY 4.1 The site lies within an area zoned as 'residential' on the Area Plan for the South 2013 and within the Castletown Conservation Area. Given the nature of the proposal General Policy 2 (b, c, g) is relevant in seeking to maintain the visual amenity of the area, along with Environment Policies 34 and 35 of the Strategic Plan and PPS 1/01 in seeking the use of traditional materials for pre-1920's buildings and the need to preserve or enhance the character and appearance and special interest of a Conservation Area. Planning Circular 1/98 also provides guidance policies in respect of the alteration or replacement of windows.
4.2 General Policy 2 states (in part): "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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."
4.3 Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
4.4 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."
4.5 Isle of Man Planning Circular 1/98: Buildings in Conservation Areas - The Alteration and Replacement of Windows 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.
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20/01369/B Page 3 of 4
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."
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 as of 19/01/2021.
5.2 Department of Infrastructure Highway Services - Do not oppose (24/12/2020).
5.3 Representative of the Isle of Man Victorian Society - in support (30/09/2020) - proposed door is welcomed.
ASSESSMENT 6.1 Windows and doors are often the most important element in any façade and can often help gauge the age and/or purpose of a building. In the case of this application, there is a mixed approach to windows and doors along the streetscene and as can be seen in the site photographs provided by the applicant with each of the adjoining neighbours both installed with UPVC top opening casements.
6.2 Evidence provided with the application in respect of Google Streetview (captured 2010) and officer report of 15/01310/B indicates that brown framed UPVC 50/50 top opening casement windows and a half glazed four panel door have been installed since at least 2010. The current windows and door if installed in 2002 as stated by the applicant would now be immune from enforcement action being taken as they have been in situ for a period in excess of 4 years. However should they have been replaced more recently since 2016 for example, it would be evident that they replicate what was installed previously and which would insignificantly alter the appearance of the dwelling in the streetscene and preserve the overall character and appearance of the wider Conservation Area in line with Environment Policy 35.
6.3 When it comes to the replacement of windows and doors at the rear of properties particularly those not readily visible from public view, such is the case here, there is a degree in flexibility in their opening method so long as the glazing bar pattern in maintained. In this case we are not aware of what windows or glazing bar pattern originally existed as there is limited evidence provided and the site is not readily visible from public view. Minded that the character and appearance of the Conservation Area is predominantly formed throughout the form and proportion of the front of the terrace facing into the narrow winding streets of Castletown, that the replacement of the rear windows and door is not considered to result in any significant adverse changes to the overall character and appearance of the Conservation Area which is to be preserved.
CONCLUSION 7.1 The application accords with General Policy 2 (b, c, g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98.
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;
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(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 a Principal Planner 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: 26.01.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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