**Document:** Planning Officer Report **Application:** 12/01018/B — Installation of first and second floor replacement windows to front elevation **Decision:** Permitted **Decision Date:** 2012-08-24 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3138-malew-51-street-windows-replacement/documents/1276489 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### Introduction 1. This application seeks permission for the installation of first and second floor replacement windows in the front elevation in a residential property. This application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan. #### The Site 2. The application site is the curtilage of 51 Malew Street, Castletown which is a three storey mid terrace dwelling situated to the western side of the highway. The property is fairly traditional in appearance but does not have the original windows in place. The property also falls within the Castletown Conservation Area. #### The Proposal 3. The application seeks approval for the installation of first and second floor windows in the front elevation. The replacement windows would be uPVC sliding sash with decorative horns. #### Planning History 4. There is an existing application in for alterations to the rear, this is pending consideration. The other previous planning applications are not considered specifically material in the assessment of the current application. #### Development Plan Policies 5. The application site is in an area zoned as "Predominantly Residential" identified on the Castletown Local Plan 1990. It is also within the Castletown Conservation Area. It is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and also Planning Circular 1/98. 6. 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: a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of the buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; n) Is designed having due regard to best practice in reducing energy consumption. ### 7. 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. ### 8. Planning Circular 1/98 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 their construction. ### Consultations 9. Castletown Commissioners recommend approval ### Assessment 10. The existing windows are not the originals and do not have the original method of opening or design. The first floor windows are casement windows which have a 50/50 split which have similar glazing sections to sliding sash windows. The windows at second floor level also have casement windows. 11. The existing windows at first and second floor level do not contribute to the character and appearance of the property or the Conservation Area in general. 12. The replacement windows in the front elevation would have the original method of opening and would be constructed of uPVC. They would have similar glazing sections to the originals as well as decorative horns. It is considered that the replacement windows would significantly enhance the character and appearance of the property and the Conservation Area. 13. For the above reasons the application is considered to be acceptable and is recommended for approval. ## Party Status 14. The local authority, Castletown Commissioners is, 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:** 21.08.2012 ### 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 installation of replacement windows in the front elevation as shown in drawings Location Plan, Drawing 2 and Drawing 3 received 17th July 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 21/8/12 ### Determining officer (delete as appropriate) Signed : ... Anthony Holmes Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance Development Control Manager --- *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/3138-malew-51-street-windows-replacement/documents/1276489*