**Document:** DEC Officers Report **Application:** 14/00286/B — Installation of replacement windows to front and replacement windows and doors to rear elevation **Decision:** Refused **Decision Date:** 2014-04-17 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5156-malew-23-mill-street-windows-replacement/documents/913044 --- # DEC Officers Report Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of Ash Cottage, 23 Mill Street, Castletown which is a two storey end of terrace property which is situated to the western side of the highway. The property is a traditional Manx cottage with sliding sash windows in both the front and rear elevations. ### 2.0 The Proposal 2.1 The application seeks approval for the installation of replacement windows in the front and rear elevations. Also proposed is the installation of replacement doors at ground floor and first floor in the rear elevation. The windows in the front elevation would be uPVC top opening casements. The windows in the rear elevation would be fully opening casements. The replacement door at ground floor would be glazed with a three quarter height PVC bar, the first floor door would be half glazed and half u PVC panel. ### 3.0 Planning History 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. ### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Predominantly Residential" identified on The Area Plan for the South 2013. It is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98. ### 4.2 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. ### 4.3 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 [Table omitted in markdown export] 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. ### 5.0 Consultations 5.1 Castletown Commissioners have not commented ### 6.0 Assessment 6.1 The application seeks approval for the installation of replacement windows in the front and rear elevation and the installation of replacement doors in the rear elevation. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the property and Conservation Area in general. 6.2 The existing windows are timber sliding sash and make a significant contribution to the character and appearance of the Conservation Area given that the property fronts on to the highway. The windows in the rear elevation are also sliding sash, but given that these are not readily visible from the highway they are not as of much importance as the front elevation. 6.3 There have been two recent applications for replacement windows for the pair of semi’s to the rear of the application site, these were replacing sliding sash with casement windows. Both of these applications were approved. 6.4 Whilst the retention of sliding sashes is paramount within the Conservation Areas, given that these two properties are not readily visible from the main public thoroughfares, are of a relatively modern design and are new builds it was considered in this instance that the retention of the sliding sashes was not essential in order to preserve or enhance the character and appearance of the Conservation Area. 6.5 The difference between 1 and 2 Mill Courtyard and the application site is that the application site is a traditional property with the original method of opening and one which makes a positive contribution to the Castletown Conservation Area. Mill Courtyard is a relatively new development which does not make a significant contribution to the character and appearance of the Conservation Area. 6.6 The replacement windows in the rear elevation whilst not sliding sashes would not be overly visible from the main public thoroughfare and therefore would comply with Planning Circular 1/98. 6.7 For the above reasons the application is considered to be unacceptable and is recommended for refusal. ### 7.0 Party Status 7.1 The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. ### Recommendation Recommended Decision: Refused ## 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 R 1. The replacement windows in the front elevation would not have the original method of opening and therefore would not preserve nor enhance the character and appearance of the Conservation Area and therefore would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Refused Date: 16/4/14 ### Determining officer (delete as appropriate) Signed: _________________________ Chris Balmer Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Sarah Corlett Senior Planning Officer Signed: _________________________ Jennifer Chance Head of Development Management --- *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/5156-malew-23-mill-street-windows-replacement/documents/913044*