**Document:** DEC Officer Report **Application:** 20/00213/B — Installation of replacement windows and doors to front elevation **Decision:** Permitted **Decision Date:** 2020-07-30 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12752-malew-corvalley-corner-cottage-main-windows-replacement/documents/994322 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 20/00213/B **Applicant:** Mrs Joan Bridson **Proposal:** Installation of replacement windows and doors to front elevation **Site Address:** Corvalley & Corner Cottage Main Road Ballabeg Castletown Isle Of Man IM9 4LE **Planning Officer:** Miss Lucy Kinrade **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 28.07.2020 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. For the avoidance of doubt, all glazing bars hereby approved must appear on the external face of the glazing and retained thereafter. Reason: In the interest of visual amenity. This application has been recommended for approval for the following reason. The application is considered to comply with EP35 of the IOM Strategic Plan 2016, PPS 1/01 and Planning Circular 1/98. Plans/Drawings/Information; This application relates to Site Plan and site photograph date stamped and received 24/02/2020, two proposed door images and proposed window drawing all date stamped 17/06/2020 and two emails from the agent dated 18/06/2020 and 19/06/2020. ## Interested Person Status Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE 1.1 The application site is the residential curtilage of two existing cottages situated in the centre of Ballabeg, a stone's throw east of Arbory Parish Hall and on the corner junction where the main road meets with B42 which travels north towards Ronague. - 1.2 The properties form part of a terrace, both are finished in exposed stone and front directly on to the main road, there are three prominent stacks across the roof. Each property has a front door and window at ground floor and two first floor windows vertically aligned above, all the windows are timber sliding sash with a two over two glazing pattern. - 1.3 Corner Cottage sits at the end of the terrace nearest the junction, its front door is a non-traditional timber door with half solid base and a half glazing, there is a small glazed fan light above. - 1.4 Corvalley has a traditional style cottage door with a solid base and the top third glazed with a three over three glazing pattern, there is a small glazed fan light above. - 1.5 Ballabeg and the site sit within a proposed Conservation Area. PROPOSAL 2.1 The current application proposes the replacement of the front elevation windows and front doors of both Corvalley and Corner Cottage. There are no changes proposed to the rear windows or doors. - 2.2 The front elevation windows are to be replaced with UPVC sliding sash windows with a two over two glazing pattern with external glazing bars. - 2.3 Each front door is to be different, Corner Cottage is to be replaced with a half solid and half glazed UPVC door with a 9 pane glazing pattern with external glazing bars, Corvalley is to be replaced with a cottage style UPVC door with top third glazed. In both cases the fan lights are to be removed. - 2.4 The proposal follows from the original submission for replacement sliding sash without glazing bars and both doors being installed with solid base and half glazed top with 9 pane glazing. ## PLANNING HISTORY 3.1 There are no previous applications considered material in this case. PLANNING POLICY - 4.1 The site is designated as Residential on the Area Plan for the South 2013 and also within the proposed Conservation Area. Development within Conservations Area is required to preserve or enhance the character and appearance of that area in line with Environment Policy 35. 4.2 Environment Policy 35 states: "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 provides advice on replacement windows, recommending replication of the original glazing format, regardless of frame material. - 4.4 Environment Policy 34 recommends the use of traditional materials in the extension, alteration or maintenance of pre-1920 buildings. REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 Arbory Commissioners - in support of 23/04/2020 and 20/07/2020. 5.2 Department of Infrastructure Highway Services - No Highways Interest (10/03/2020). - 5.3 No comments received from neighbouring properties. ## ASSESSMENT 6.1 The key issue is whether or not the replacement windows and doors preserve or enhance the character and appearance of the proposed Conservation Area. The character of the area radiates through the formation of the traditional cottages along the main road. The front elevations of which are detailed through the proportions and form of the buildings, the sliding sash opening method of windows and their glazing bar detail and the mix of exposed stone or lime render finish. 6.2 Corner Cottage and Corvalley are a solid pair of limestone two-bay cottages with three prominent chimneystacks and a full height chamfered squint on the street corner gable. They sit in a prominent position within the village and front directly on to the main road, with exception to the front door on Corner Cottage, the existing two over two timber windows across the front elevation, exposed lime stone finish and the Corvalley front door all positively contribute to the historic character of the area. - 6.3 Although the current proposal will result in the loss of the original timber material there is a degree of flexibility in the use of UPVC as stated in Planning Circular 1/98 and given the original sliding sash opening method is to be retained as too is the glazing bar pattern it is considered that the proposed windows will maintain the overall appearance of the property and ensure the wider character and appearance of the proposed Conservation Area is to be preserved. As such, the fact that the application does not comply with the preference given in EP 34 is not considered of over-riding concern in this case given 1/98. - 6.4 In respect of the front doors, the proposal will result in the replacement of the existing timber doors with UPVC both finished and fitted in styles matching those they are to replace and while the top light is to be lost in both cases, the proposed replacements are likely to have a overall negligible impact on the general appearance of the dwellings and the wider streetscene and the character of the proposed Conservation Area is likely to be preserved. ## CONCLUSION 7.1 The installation of the new windows and windows is to have a negligible impact on the streetscene and thus the character and appearance of the proposed Conservation Area is expected to be preserved. The application is considered to comply with EP35 of the IOM Strategic Plan 2016, PPS 1/01 and Planning Circular 1/98 and is recommended for approval. INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 28.07.2020 Determining officer Signed : S CORLETT Sarah Corlett Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/12752-malew-corvalley-corner-cottage-main-windows-replacement/documents/994322*