**Document:** Planning Officer Report **Application:** 13/00169/B — Installation of replacement windows and rear door **Decision:** Permitted **Decision Date:** 2013-03-20 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4009-malew-36-arbory-street-windows-replacement/documents/1288654 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The application site forms the residential curtilage of 36 Arbory Street, Castletown which is a traditional three storey end terrace located on the northern side of Arbory Street and north of the Methodist Church. Bagnio House lies to the east, alongside a lane leading to The Coach House and number 38 is attached to the west. The application site accommodates the main house and outbuildings at the rear including a garage with a garage door leading out onto the side lane (which is not included within the defined site). A 2m high wall abuts the lane which in places is part of the main dwelling. ### 2.0 The Proposal 2.1 The application seeks approval for installation of replacement windows and rear door. All windows would be sliding sash in method of opening, whilst the windows in the front elevation would be timber in construction (as existing) and the gable end and rear windows would be uPVC in construction. ### 3.0 Planning History 3.1 The previous planning applications are considered relevant in the assessment and determination of this application; 3.2 Installation of slate roof with roof lights to replace existing thermoclear sheeting on rear extension - 13/00170/B - PENDING CONSIDERATION 3.3 Demolition of existing garage to create open courtyard parking and installation of a roller shutter door and doorway for access - 11/00146/B - APPROVED 3.4 Alterations and extensions - 93/00272/B - APPROVED 3.5 Conversion of outbuilding into a) garage with b) roof-garden - 90/00957/B - APPROVED 3.6 Extension to form utility room and covering in of yard - 87/00749/B - APPROVED ### 4.0 Development Plan Policies 4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Area Plan for the South. The site is within a conservation area. 4.2 Due to the zoning of the site, and the nature of the proposed development, the following planning policy is relevant in the consideration of the application:- 4.3 General Policy 2 states: "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 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; (1) 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; and (n) is designed having due regard to best practice in reducing energy consumption." 4.4 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." ## 5.0 Consultations 5.1 Castletown Commissioners recommend that the application be approved. #### 6.0 Assessment 6.1 It is considered the issue with the proposals relates to the potential impact upon the visual amenities of the street scene/Conservation Area by the proposals. 6.2 In relation to the proposal the windows to the front elevation are the most important aspect to consider given the windows face directly onto Arbory Street. The existing windows are timber sliding sash windows, as are the majority of windows within this immediate area, and perhaps more important the properties which form part of the terrace which this property is attached. 6.3 As indicated with the policy section of this report any extension/alteration within a Conservation Area should either preserve or enhance the area. The initial scheme submitted proposed uPVC windows to the front elevation, which did raise concern given the existing windows are timber and this approach was not considered preserved or enhanced the area. In response the applicant now proposed timber sliding sash windows to match the existing which is considered appropriate and would preserve the character of appearance of the Conservation Area. The Conservation Officer has considered the application and has no objection. 6.4 Whilst it would be preferable the windows to the gable end and rear windows are also constructed of timber, it has been a well established practice of the Planning Authority that uPVC windows are acceptable to windows which are not public viewable. In this case the use of uPVC sliding sash windows would be acceptable to the gable and rear elevations in this case. ## 7.0 Recommendation 7.1 For these reasons stated it is considered the proposal would comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. #### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Castletown Commissioners ### Recommendation Recommended Decision: Permitted Date of 19.03.2013 Recommendation: ### 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 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the installation of replacement windows and rear door as proposed in the submitted documents and drawings D/3991/1 and D/3991/2 A received on 12th February 2013 and 14th March 2013. C 3. For the avoidance of doubt this approval herby given allows for the front windows to be replaced with timber sliding sash windows only. No approval is given for the front windows to be replaced with uPVC. 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 : 19/3/13 Determining officer (delete as appropriate) Signed: Anthony Holmes Senior Planning Officer Signed: Sarah Corlett 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/4009-malew-36-arbory-street-windows-replacement/documents/1288654*