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21/00643/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00643/B Applicant : Balladaniel LTD Proposal : Installation of replacement windows to front and rear elevations Site Address : 69 Malew Street Castletown Isle Of Man IM9 1LR
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.07.2021 __
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 proposals meet the tests of Section 18 of the Town and Country Planning Act 1999; General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, as well as Planning Policy Statement 1/01 as they will protect and enhance the character of the Conservation Area, and the character of the surrounding townscape is not being adversely affected. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawing 432-01 and the other supporting information received on 3.6.2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The site is 69 Malew Street, a two storey mid-terraced dwelling in Castletown, within the town's Conservation Area. The property has a pitched roof, chimney stacks on both party walls, painted render walls and UPVC top opening casement windows.
2.0 THE PROPOSAL 2.1 The application proposes to replace the existing UPVC top opening casement windows with UPVC sliding sash windows on the front elevation and UPVC top opening casement windows to the rear elevation. The existing windows have false Georgian bars, while the proposed windows do not feature Georgian bars.
3.0 PLANNING POLICY. 3.1 The site is within area defined as Predominantly Residential on Map 5 of the Area Plan for the South 2013, and within the town's Conservation Area where Planning Policy Statement 1/01 requires development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The site is not within an area at risk of flooding.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas (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.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
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.
Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
3.4 Planning Circular 1/98 provides guidance on the replacement of windows and in Conservation Areas states that whatever the frame material, the method of opening on windows visible by the public must replicate the original.
4.0 PLANNING HISTORY 4.1 There are no planning applications for the site on the Department's electronic database.
5.0 REPRESENTATIONS
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5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application. They do, however, advise that a licence may be necessary for the positioning of equipment and materials in the highway (28.6.2021).
6.0 ASSESSMENT 6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the character and appearance of the Conservation Area.
6.2 Whilst the property's front elevation windows are currently top opening casement UPVC windows with false Georgian bars, the historic windows are likely to have been painted timber sliding sash units. With this is mind, the proposal to revert back to sliding sash on the front elevation is judged to be an enhancement to the character of the Conservation Area.
6.3 The application also proposes to replace the existing UPVC rear elevation windows with UPVC top opening casement units. The only alteration proposed is that the replacement windows will not feature false Georgian bars. The historic windows are likely to have been painted timber sliding sash units. Whilst not in the historic style, the proposed rear windows have the same opening method as those currently in place, and as a result the character of the Conservation is judged to be protected and preserved.
6.4 Environment Policy 34 expresses a preference for traditional materials in pre-1920 properties. However, in this instance the historic windows have already been replaced with modern UPVC units, and their replacement with UPVC framed windows are judged to be acceptable, particularly given that the historic opening method is proposed to be reinstated on the front elevation.
7.0 CONCLUSION 7.1 It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999; Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, as well as Planning Policy Statement 1/01, as they will protect, preserve and enhance the character of the Conservation Area. In addition to this, the proposals are judged to meet General Policy 2 as the character of the surrounding townscape is not being adversely affected. It is therefore recommended that the application be approved.
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 __
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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: 21.07.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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