**Document:** Officer Planning Report **Application:** 11/00743/B — Installation of replacement windows **Decision:** Permitted **Decision Date:** 2011-07-04 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1089-malew-lyncroft-59-arbory-street-windows-replacement/documents/1249711 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations None received at time of drafting report ## Consultations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### The Site The site is the residential curtilage of an existing dwelling situated on the southern side of Arbory Street opposite the junction with The Crofts. The property is a terraced, two storey house with dormer accommodation facilitated by dormers on the front and rear pitches. The front dormer is a decorative affair with wide panels either side of the sliding sash window with a triangular solid panel above and the cheeks subdivided into five glazed lights. The rear dormer is a more basic feature with no glazing in the side. Also within the property are timber framed sliding sashes - painted white in the front and in the rear in an unpainted timber form each with a vertical glazing bar. ### Planning Status The site lies within an area designated as Residential on the Castletown Local Plan of 1990 and the draft Southern Area Plan. The site also lies within Castletown's Conservation Area. ### The Proposal Proposed now is the replacement of the windows with plastic sliding sashes. The glazing pattern is to be to replicate the existing: originally the applicant wished to replace the front ground floor window which has two smaller side lights, with a single sliding sash. After consultation he has agreed to replicate the existing. Some of the windows in the front elevation have horns on the upper sash: the replacements are to have horns and the applicant indicates that those windows which do not presently have horns appear as if they did have at one time and these have been removed. The side lights in the front dormer will be a single light rather than subdivided into five lights. ### Planning Policy Planning Circular 1/98 - Replacement of Windows and Doors subdivides windows into a number of categories: the one appropriate to this application is the following: ### Buildings In Conservation Areas "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." Strategic Plan Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." ### Planning History Planning permission was granted for the replacement of windows in the rear of the property under PA 98/2171. Permission was also sought for a replacement door in the rear elevation - PA 09/0322 and for a rear extension and conservatory - PA 01/2449 both approved. ### Representations Castletown Commissioners indicate that they do not oppose the application. ### Assessment The new windows will not replicate the materials of the original or existing windows but will replicate the opening style and as such will satisfy the requirements of Planning Circular 1/98 and will not detract from the character of the Conservation Area, this complying with EP 35. Whilst the changes to the lights in the side of the front dormer are a change to the existing, this is seldom seen by the public and as such the change is considered to be inconsequential. ### Party Status The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 01.07.2011 ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the replacement of windows as shown in the drawings and illustrations received on 27th May, 2011. For clarification, the ground floor front elevation window will be replaced to replicate the existing - that is, with a central sliding sash unit and two slimmer side lights subdivided into two equal lights. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer. Decision Made : Permitted Date : 4 July 2011 Signed : Michael Gallagher Director of Planning and Building Control *Delete as appropriate* Signed : Jannifer Chance Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/1089-malew-lyncroft-59-arbory-street-windows-replacement/documents/1249711*