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Application No.: 20/00365/B Applicant: Mr David & Mrs Linda Watts Proposal: Installation of replacement windows to rear elevation Site Address: 38 Arbory Street Castletown Isle Of Man IM9 1LN Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.05.2020 _________________________________________________________________
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.
The proposal complies with General Policy 2 and Environment Policy 35 of the 2016 Strategic Plan, Policy CA/2 in Planning Policy Statement 1/01 in preserving the special character of the Conservation Area, and conforms to the requirements on window replacements in Conservation Areas as outlined in Planning Circular 1/98.
This decision relates to the following plans and drawings, date stamped received on 31st March 2020:
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site represents the residential curtilage of an existing dwelling situated on the northern side of Arbory Street between Bagnio House and the main shopping facilities at The Crofts. The site accommodates the house and rear yard which backs onto The Coach House. - 1.2 At the rear elevation are four timber sliding sash windows painted green of various sizes on the first floor and second floor. This rear yard is enclosed by Coach House and the rear sections of Nos.36 and 40 Arbory Street.
2.1 The application seeks approval for the installation of replacement windows to rear elevation of the dwelling. - 2.2 The existing windows which are timber sliding sash windows would be replaced with double glazed white UPVC sliding sash windows. This window appearance will reflect the existing window design on the building by maintaining the sliding sash window design, the pattern of glazing bars and method of opening.
3.1 In terms of local plan policy, the application site is located within an area designated as Mixed Use in the Area Plan for the South (Castletown), 2013. The application site 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 2016) and Planning Circular 1/98. - 3.2 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. - 3.3 Planning Circular 1/98, the Alteration and Replacement of Windows Category (b) Buildings in Conservation Areas states that: Policy 6 "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".
3.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. Policy CA/2 states that: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application".
4.1 The application site has been the subject of a previous planning application which is not considered to be materially relevant in the assessment of this current planning application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 29 April 2020.
5.2 There has been no written representation made regarding the current planning application by the Castletown Commissioners at the time of writing this report, although they were consulted on 8 April 2020. ASSESSMENT - 6.1 The key consideration in the assessment of this proposal is the character and appearance of the building itself, the street scene, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98 as set out in section 3 of this report.
6.2 Planning Circular 1/98, as outlined in 3.3, is clear in the requirements regarding the replacements of original windows which are in place. In this instance, the uPVC sliding sash windows proposed for the rear elevation would have similar pattern of glazing bars as well as the method of opening as the existing windows on the rear elevation, although the material would be different from that of the existing.
6.3 It is also considered that the proposed changes are limited to the rear elevation which is not visible from any public perspective, besides the changes having limited if any impact on the appearance of the rear elevation; as the only perceivable change will be the change in material. - 6.4 The new windows would match the existing and likely improve the energy efficiency of the rooms they would serve.
7.1 Overall, for the reasons indicated it is considered that the proposal would comply with the Isle of Man Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98 therefore it is recommended that the application be approved.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 14.05.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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