DEC Officer Report

Application No.: 21/00705/B Applicant: Mr Christopher Stewart Fearnley Proposal: Installation of replacement windows and door to front elevation Site Address: 11 Bank Street Castletown Isle Of Man IM9 1AT Planning Officer: Mr Nick Salt Recommended Decision: Permitted Date of Recommendation: 26.08.2021 _________________________________________________________________

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. The replacement door hereby approved shall not be installed until detailed design is submitted to an agreed in writing by the Department.

Reason: To ensure that installation of a front door which is suitable for the traditional appearance of the building and wider street scene in accordance with Environment Policy 35 of the Isle of Man Strategic Plan.

This application has been recommended for approval for the following reason.

The proposed replacement windows and door in terms of their design, style and appearance would be in accordance with Environment Policy 35 of the Isle of Man Strategic Plan as they would enhance the character and appearance of the building and the wider Conservation Area.

Plans/Drawings/Information; This decision relates to the following plans and drawings received 15th June 2021: Location Plan, Site Plan Window drawings _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the curtilage of an existing property which sits on the western side of Bank Street, angled towards the north and with the building sitting at a 45 degree angle to the highway. - 1.2 The property has a single door in the first floor front, with a decorative guard rail in front of this and a single window in the rear of the first floor, serving an en-suite bathroom. At ground floor level there is a larger shop front window adjoining the front door and at the rear there is a door leading out to the rear yard and a window serving a kitchen. There are no windows in either side of the property. - 1.3 The site does not relate to any Registered Building but is within Castletown Conservation Area. It is within a Predominantly Residential area as designated by the Area Plan for the South.

2.0 THE PROPOSAL - 2.1 The application seeks approval for replacement of the existing shop window with 2no. white upvc sliding sash units. The door would also be replaced with similar material.

- 3.0 PLANNING POLICY

3.1 The application site is in an area designated as predominately residential under the Area Plan for the South. The application site is also within the Castletown Conservation Area. - 3.2 The Strategic Plan contains the following policies which are relevant in the determination of this application:

• 3.2.1 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; and (n) is designed having due regard to best practice in reducing energy consumption."
• 3.2.2 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."
• 3.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.

3.5 Planning Circular 1/98 also contains advice about the replacement of windows, stating the following with regard to buildings within Conservation Areas: "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." - 4.0 PLANNING HISTORY

4.1 The property was changed from a commercial premises to a residential dwelling following approval of PA 18/00703/C. - 5.0 REPRESENTATIONS

5.1 DoI Highways have confirmed that they do not oppose this application (01.07.21). - 6.0 ASSESSMENT

6.1 The key consideration in the assessment of this planning application is the visual impact on the character and appearance of the site and wider Conservation Area.

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. Further, Planning Circular 1/98 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. - 6.3 Castletown Conservation Area was adopted in 1990 and features a variety of traditional buildings. Bank Street is characterised largely by modest terraced cottages. There is a mix of styles on display including the use of various window and door finished from painted timber to wood-effect upvc. - 6.4 Replacement windows must "have the same pattern and section of glazing bars and the same frame sections as the original windows" as per Planning Circular 1/98 outlined above. - 6.5 The windows proposed would however replace a non-original single pane shop window which does not at present positively contribute to the character and appearance of the area. The use of uPVC is not in itself objectionable as the building is not listed. Timber sash windows are preferred, however, the material used is not specified in Planning Circular 1/98, there is variation within the street scene in terms of material, and the proposed would, subject to a condition on further detail, improve on an overly ornate door design as existing (and as cited as inappropriate in the Castletown Conservation Study 1998).

- 7.0 CONCLUSION

7.1 Overall, the replacement of the existing shop window with sliding sash windows and a door similar in design to those elsewhere on Bank Street is acceptable. The proposals would enhance the character and appearance of the Conservation Area. The proposal would accord with Environment Policy 35 of the Isle of Man Strategic Plan, Planning Circular 1/98 and Planning Policy Statement 1/01. - 8.0 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

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made: Permitted Date: 26.08.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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