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Application No.: 08/00194/B Applicant: Mrs C Astall Proposal: Installation of replacement windows to front elevation Site Address: Victoria Cottage St Marks Ballasalla Isle Of Man IM9 3AH ### Considerations Case Officer : Miss S E Corlett Photo Taken: 27.03.2008 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Malew Parish Commissioners Notes: Object
The site represents the residential curtilage of an existing dwelling situated on the eastern side of the A26 St. Mark's Road, in the centre of St. Mark's opposite the southern end of the triangle in which sits St. Mark's Church. The property is a stone-faced two storey cottage with traditional proportions and appearance as viewed from the front and a single storey garage on the northern elevation and a single storey sun room on the southern side.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development. The property also lies within the St. Mark's Conservation Area.
The following applications have been submitted in respect of this property: PA 94/0233 - construction of conservatory - permitted PA 02/0602 - installation of replacement windows to front of dwelling - refused PA 05/1902 - installation of uPVC sliding sash windows to replace existing on front elevation - refused PA 08/0166 - replacement of conservatory on rear elevation - pending consideration PA 08/0193 - installation of single garage door and replacement front door - pending consideration
Proposed here is the replacement of the existing windows in the front elevation with plastic-framed sliding sash windows with horns, to match the existing. The applicant explains that the existing windows are single glazed and the frames are rotten in places and are in the applicant's view, "beyond repair". The existing windows let in an unacceptable amount of noise from traffic passing the property.
The applicant states that of the properties in the vicinity have plastic-framed windows and doors and that no manufacturer will guarantee their timber windows beyond 5 years of installation whereas plastic-framed windows will "last a life time". She also states that the double glazing in timber framed windows is less thick than that in plastic-framed ones, leading to less thermally efficient windows. Finally, she states that the remainder of the windows, other than those five in the front elevation are already powder-coated aluminium framed windows.
Malew Parish Commissioners object to this and the other two contemporaneous applications on the basis that the property lies within a conservation area and as such the material should be appropriate thereto.
The applicant suggests that the new windows will be "identical" to the existing. This is not correct in that in new plastic-framed windows the "horn" detail is a separate add on to the upper sash whereas in traditionally manufactured timber sliding sashes, the horn is an integral part of the upper sash. This has been noted in a recent appeal decision for PA06/1270 for 29/30 Shore Road in Peel where the Inspector notes in his recommendation that plastic framed sliding sash windows should be refused, that "Horns are a function of timber designs, giving added strength to mortice joints on the exposed corners of opening lights. To mimic these by applying a horn as a decoration in a manner shown on the drawings introduces a horizontal joint at the top of the horn, making the pastiche obvious. It can be seen elsewhere in the Conservation Area, and devalues character".
There is no information about the frame section of either the existing or the proposed windows. The previous application for the replacement of the windows - PA 05/1902 was for the same windows as are now proposed except that did not have the horns. This application was refused without prejudice to the refurbishment of the existing windows or their replacement with timber-framed sliding sashes. Planning Policy Statement 1/01 requires that developments within Conservation areas either preserve or enhance the appearance of the property. It is doubtful that the replacement of existing timber framed traditional, probably original windows with plastic framed ones with added on horns will achieve either an enhancement or preservation of the character or appearance of the property.
The Strategic Plan reiterates the requirement for the preservation or enhancement of property within Conservation Areas - Environment Policy 35 which states "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".
The Planning Circular 1/98 regarding replacement of windows requires that windows replicate the original form of glazing with little or no concern for the material of the frames other than ensuring that the section of the frames and glazing bars matches the originals.
The Conservation Area contains a relatively small number of buildings, most of which are very close to the highway. Of these and to the north of the application site, The Whitehouse has plastic-framed casements, Barrule Cottage has a mixture of plastic-framed sliding sashes and plastic-framed casements, Fo Cronk, a relatively new property, has plastic-framed sliding sashes on the front
elevation and plastic-framed casements on the sides and rear. Opposite the site, Ballagarey Green has plastic-framed casements with internal plastic glazing strips.
As such, whilst the installation of plastic-framed sliding sash windows would not enhance the property, as is required by the Strategic Plan policy, it would accord generally with the provisions of Planning Circular 1/98 and would be in sympathy with the windows in the vast majority of properties in the immediate vicinity within the Conservation Area. Decisions on the replacement of windows within Conservation Areas varies (see attached details of PAs 07/0182, 06/1833 and 06/1270 to illustrate this). I have discussed this application with the Conservation Officer who would prefer that timber is used in the manufacture of the frames but that in the context of the site, that plastic-framed sliding sashes are acceptable in this instance.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 31.03.2008
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the installation of plastic-framed sliding sashes as shown as described in the drawings and information all received on 1st February, 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted
Date : ................................................................................................................................................................
Signed : ................................................................................................................................................................
Mrs F Mullen Senior Planning Officer
31 March 2008
08/00194/B
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