DEC Officer Report

Application No.: 22/00203/B Applicant: Mrs Sarah Webster Proposal: Installation of replacement windows Site Address: 36 Malew Street Castletown Isle Of Man IM9 1AF Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.04.2022

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 application accords with General Policy 2 (b, c, and g) and with Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawing numbers 1154, 1154A, 1154B and 1154C all date stamped and received 14/02/2022. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ 22/00203/B Page 1 of 5

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing two storey end terraced dwelling situated on the eastern side of Malew Street, Castletown and alongside the Old Methodist Hall. - 1.2 The front elevation has four existing windows each installed with timber top opening casements with a 70/30 design. THE PROPOSAL

2.1 Proposed is the replacement of the windows with UPVC top opening casement windows with a 50/50 design. PLANNING HISTORY - 3.1 The site has been subject to a number or previous applications although none considered material to the current application. 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 landuse 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.

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."

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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 07/04/2022. - 5.2 Department of Infrastructure Highway Services - Do not oppose (03/03/2022). - 5.3 No comments received from neighbours. 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. Whilst there is a mixed approach to windows and doors along the streetscene the predominant opening methods and styles are of 50/50 sliding sash (mix of timber and UPVC). - 6.2 Although the existing windows are timber, their top opening window method and their 70/30 design are not considered to contribute to the character and appearance of the existing dwelling or streetscene. The proposed windows are now to be UPVC top opening casements which similarly do not positively contribute to the character of the area, however the 50/50 style is now perhaps more in-keeping. On the basis that the existing windows are not of merit, and that the proposed windows are similarly not of merit, that on the whole the changes are likely to result in any overall negligible impact on the appearance of the property and the wider character and appearance of the Conservation Area is to remain preserved in line with Environment Policy 35. CONCLUSION

7.1 The application is considered to have an acceptable visual impact and to preserve the Conservation Area and therefore accords with General Policy 2 (b, c and g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016. 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: 07.04.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.

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