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The site represents the curtilage of two properties situated on the north eastern side of Malew Street, towards its northern end. The site backs onto the land associated with Paradise Field Villa, a residential property to the north east. The two cottages are part of a long terrace and are two storey traditional dwellings with vertically proportioned windows and a central ground floor door on the front elevation. On the rear one of the properties has a single storey mono-pitched roof attached to the rear elevation and a poor quality smaller extension with the apex attached to the house but the roof all but disappeared. The other property has a two and a half storey rear elevation and small single storey mono-pitch roofed annex.
The site lies within an area designated on the Castletown Local Plan of 1991 and the draft Castletown Area Plan as Residential. The properties also lie within Castletown's Conservation Area.
Planning permission was sought for the alterations and rear extension of number 86 under PA 06/0312 and 04/1539 - both permitted.
Now proposed is an extension of the rear of both of the properties. The extensions will be joined and then joined to the two properties on each side to the north and south. The extensions occupy the full width of each site. There will be three windows in the first floor of each extension and patio doors and two windows on the ground floor. The roofing will be in natural slate and the windows are referred to as painted or stained timber sliding sash type. Also proposed is the replacement of the windows in the front elevation with sliding sash on the ground floor and sliding sash type on the first floor.
The extensions on the rear have limited impact due to their position and the existing screening from the buildings to the rear which are some distance away anyway. Whilst extending across the full width of the properties, those on each side already project as far or slightly further than will the proposed extensions so there will be no adverse impact on numbers 84 or 90, Malew Street and indeed there are no objections therefrom.
The replacement of the windows should, where the originals are in place, preserve the existing style and where the originals have been replaced with less appropriate windows, efforts should be taken on those elevations readily visible to enhance the property by installing windows which replicate the originals, as recommended in the Planning and Policy Statement 1/01 - Conservation of the Historic Environment and Planning Circular 1/98 - Alteration and Replacement of Windows - policy 6. In this case the windows presently in number 86 are timber framed sliding sashes - possibly the originals. Number 88 has top hung outward opening casements. It would preserve the character and appearance of number 86 to have timber framed sliding sashes in the front elevation with a vertical glazing bar, to match the existing in accordance with the recommendations of the above policies. In the case of number 86 the replacement of the existing casements with sliding sashes will enhance the property. In the rear which is not publicly visible, casements would be acceptable.
The views of the Fire Prevention Officer relate to internal circulation which is the responsibility of the Building Regulations not planning but may be addressed by way of a note.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Fire Prevention Officer raises issues which are covered by the Building Regulations and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 14.05.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the demolition of the existing rear annexes and their replacement by new extensions together with the replacement of the existing windows all as shown and described in plans reference 07201/01, -02 and -03 all received on 4th April 2007.
C 3. There must be no discharge of surface water to the main foul sewer.
C 4. All new windows in the front elevation of both properties must be sliding sashes with a single vertical glazing bar in each light to match the existing. The windows on the rear elevation may be either sliding sashes or casements as shown in the approved drawings.
N 1. The Fire Prevention Officer recommends that the means of escape from the proposed accommodation is inherently unsafe.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 11/10/07
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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