Officer Planning Report Recommendation

Planning Report And Recommendations {{table:328333}}

Officer's Report

Introduction

1. This application seeks permission for the installation of replacement windows and door to the front elevation of a mid terrace property in the Castletown Conservation Area. The application is considered to be unacceptable and is not in accordance with the relevant policies of the Strategic Plan.

The Site

1. The application site is the curtilage of 8 The Crofts, Castletown which is a three storey mid terrace property situated to the eastern side of the highway. The existing windows and front door are constructed of timber and appear to be the originals.

1. The remaining properties that form the terrace all have timber windows and doors. This street has retained many of its original features which contributes to the character and appearance of the Conservation Area.

The Proposal

1. The application seeks approval for the installation of replacement windows and a front door. The replacement windows would be constructed of uPVC which would be finished with a coating that would have a wood effect. The same product would also be used for the proposed front door.

Planning History

1. The previous planning application is considered specifically material in the assessment of the current application:

PA 98/00324/B Installation of aluminium windows to replace existing – application refused on review

Development Plan Policies

1. The application site is in an area zoned as “Predominantly Residential” identified on the Castletown Local Plan 1990. It is also within the Castletown Conservation Area and is therefore appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. 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.

8. 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 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 their construction.

Consultations

1. Castletown Commissioners recommend that the application be approved.

Assessment

1. The existing terrace is very traditional in terms of its character and appearance and contributes to the character of the street scene and Conservation in general.

1. The proposed replacement windows would not be of timber construction and would not have the delicate detailing of the timber windows as existing. The detailing of the existing windows contributes to the character of the property and the street and is in keeping with the remaining properties in the terrace.

1. Environment Policy 35 looks at development to preserve or enhance the character and appearance of a property. It is considered that the proposed development would not preserve or enhance and would rather detract from the attractiveness of the street scene.

1. The proposed windows would appear much more bulky than the existing and would not have the fine glazing bars as the existing. Whilst the agent has indicated that the windows and door would be constructed of u PVC with a woodgrain finish, it is considered that this would not replicate the existing timber windows and would not preserve the existing detail and appearance.

1. In terms of enhancement, it is judged that the replacement windows and door would have a harmful impact as opposed to an enhancement.

1. For the above reasons the application is considered to be unacceptable and is recommended for refusal.

Party Status

1. The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 25.05.2012

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

R 1.

The proposed windows and door to be installed in the front elevation would be constructed of uPVC, they would fail to preserve or enhance the character and appearance of the Castletown Conservation Area which 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 / Development Control Manager/ Senior Planning Officer.

Decision Made : Refused Date : ...

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager