**Document:** DEC Officers Report **Application:** 14/00553/B — Installation of replacement windows and doors to dwelling **Decision:** Permitted **Decision Date:** 2014-06-13 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5206-malew-23-mill-replacement-dwelling/documents/913164 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### 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 dwelling. The windows in the front elevation would be u PVC sliding sashes and the windows in the rear would be u PVC casements. 2.2 Also proposed is the installation of a replacement door in the rear of the property. #### 3.0 Planning History 3.1 The following previous application is considered to be specifically material in the assessment of the current application: PA 14/00286/B Installation of replacement windows to front and replacement windows and doors to rear - refused 3.2 The above application was refused for the following reason: R1. 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). #### 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 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 do not object. #### 6.0 Assessment 6.1 The application seeks approval for the installation of replacement windows in the dwelling. The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property and conservation area in general. 6.2 The existing windows are timber sliding sashes 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 sashes, 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 sashes 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 previous application sought approval for the installation of casement windows to replace the sliding sash windows. Given the position of the application site within the conservation area it was considered that the loss of the sliding sashes in this location would have a detrimental impact upon the character and appearance of the property and the conservation area in general. 6.6 The windows now proposed in the front elevation would be u PVC sliding sashes. It is considered that the proposal overcomes the previous reason for refusal. 6.7 The replacement windows and doors in the rear elevation are not highly visible within the conservation area and therefore would not have an adverse impact upon the character and appearance of the property or area in general. 6.8 For the above reasons the application is considered to be acceptable and is recommended for approval. #### 7.0 Party Status 7.1 The local authority, Castletown Commissioners are, 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: Permitted Date of 09.06.2014 Recommendation: ### 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 approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawing Numbers AC-1, AC-2, AC-3, AC-4 and AC-5 date stamped 6th May 2014. 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 : Permitted Date : Determining officer (delete as appropriate) Signed : Signed : Chris Balmer Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Signed : Director of Planning and Building Control Jennifer Chance Head of Development Management 9 June 2014 14/00553/B Page 4 of 4 --- *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/5206-malew-23-mill-replacement-dwelling/documents/913164*