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Application No.: 15/00195/B Applicant: Manx National Heritage Proposal: Alterations including replacement of existing entrance doors and screen with double doors and replacement of an existing roof light Site Address: Nautical Museum Bridge Street Castletown Isle Of Man Case Officer : Miss Melissa McKnight Site Visit: 11.03.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Nautical Museum, Bridge Street, Castletown which is a single storey traditional building situated on the southern side of Bridge Street. The building is detached but it is very likely that the building was previously two separate terraces dwellings. - 1.2 The application building is visible from Bridge Street and The Quay which is across the other side of the harbour. Due to the high wall southern boundary of the application site, only the roof of the building is visible from The Quay. - 1.3 The property does not have the original windows in place. The front windows are uPVC framed top opening casements with internal Georgian glazing bars. The rear windows are uPVC framed top opening casement windows.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the removal of the existing rear French windows and installation of a 2870mm x 2450mm high picture window, installation of new hardwood painted ledged, braced and battened doors and frames fitted to existing opening with glazed inner screen and doors fixed to existing opening to the rear of new outer double doors. It is also proposed to install a replacement conservation style roof light on the northwest roof slope.
3.0 PLANNING HISTORY - 3.1 Previously, planning approval was granted in 2013 under PA 13/91286/B for the dismantling of the existing timber steps and stairs and removal of 20th Century masonry blocking from historic door opening along with archaeological removal of existing boatyard backfill. The application site has not been the subject of any other previous planning applications.
4.1 The application site is within an area zoned as Residential under the Area Plan for the South 2013. As previously mentioned, the site also lies within Castletown Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic 2007 contains one policy that is considered significantly material to the assessment of this current planning application:
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 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "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 original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS - 5.1 Castletown Town Commissioners have no objection to the current planning application (03/03/2015).
6.0 ASSESSMENT - 6.1 The main issue to consider in the assessment of the application is the impact upon the character and appearance of the building and Castletown Conservation Area. - 6.2 The proposed replacement of the French windows with a picture window would not be visible from a public thoroughfare and as such this element of the proposal is not likely to impact upon the appearance of the building as viewed within the street scene or impact upon Castletown Conservation Area. - 6.3 The proposed installation of a clear glazed window would allow clear views into the boathouse from the outside as opposed to semi-partial views at present due to the glazing bar pattern within the French windows. Although Planning Circular 1/98 states that windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction, the French windows would not have been the original windows in situ and would not have formed part of the original building. - 6.4 Turning to the impact of the entrance doors and internal glazed doors, the proposed replacement doors, both outer and inner, are not considered to detract from the appearance of the building or detrimentally affect the character and quality of Castletown Conservation Area. - 6.5 The timber doors would be particularly in keeping with the existing timber gates of the Nautical Museum and other timber doors within the locality. The inner glazing doors add a
7.0 RECOMMENDATION - 7.1 It is considered that the development contained within this proposal is deemed acceptable and concluded to accord with the provisions of Environment Policy 35 of the Isle of Man Strategic Plan 2007 and as such it is recommended that the planning application be permitted.
8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation:
24.03.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 Number 14/2441/07, 14/2441/08 and 14/2441/09 all date stamped as received on 23rd February 2015.
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 : 24.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :……………M GALLAGHER….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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