Officer Report

Application No.: 17/00768/B Applicant: Mr Foley Gort Proposal: Window / door alterations, rear roofing works and installation of two roof lanterns Site Address: Westend Cottage 9 Arbory Road Castletown Isle Of Man IM9 1NA Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.09.2017 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

The approval relates to drawing numbers 1, 2, 3 and 4 and associated photographs date stamped and received 19/07/17 _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The application site represents the curtilage of Westend Cottage, 9 Arbory Road Castletown, a two storey terraced dwelling nearest the junction with Farrants Way. The property is one of many distinctive properties that are located along Arbory Road, number 9 is

• notable due to its minimalist front elevation design is predominantly a solid mass facing directly on to Arbory Road with only a single entrance door and one single sliding sash window at ground floor level.
• 1.2 The terraced properties along here vary between single and three stories with a number of properties having additional dormers or rooms in the roof. Number 9 appears single storey due to the lack of upper windows from the front elevation however internally has a ground and first floor.
• 1.3 At the rear is an existing lean-to conservatory that projects approx. 3.5m from the rear elevation of the main dwelling, this lean-to has an existing polycarbonate roof and glazing and an access door on the rear. The lean-to stretches the entire width of the rear elevation approx. 7m and bounds with each neighbouring property No. 7 and No. 13.
• 1.4 At first floor level on the rear elevation of No. 9 are three existing casement opening windows that overlook the rear of the property.
• 1.5 The application site is located within the Conservation Area in Castletown. THE PROPOSAL

2.1 The application seeks approval for the demolition of the existing lean-to and its replacement with a new masonry built flat roof single story rear extension on the same footprint and to include the installation of two roof lanterns above. The rear elevation will include glazing and a single access door to match the existing lean-to providing access into the rear yard and include the replacement of the first floor windows with new. The proposal also includes the installation of a boiler flue on the rear roof slope of the main house. - 2.2 In addition to the development works at the rear, the application also proposes an alteration at the front to include the creation of a new ground floor window on the front elevation to the left hand side of the existing front door. This new window is proposed to be finished in timber sliding sash to match the existing window on the front elevation. PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications DEVELOPMENT PLAN POLICIES - 4.1 The site lies within an area designated as 'Residential' on the Area Plan for the South 2013 and as previously stated within Castletown's Conservation Area. Given the nature of the planning application is it considered that the following policies are appropriate in the assessment of the current proposal:

4.2 Environment Policy 35

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and qualities are protected against inappropriate development."

4.3 Planning Circular 1/98 - the Replacement of Windows states:

"BUILDINGS IN 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."

REPRESENTATIONS

5.1 Castletown Town Commissioners have not provided comments on the application as of 14/09/2017.

5.2 The Department of Infrastructure have indicated no highways interest in the application (04/08/17). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are whether the replacement of the rear lean-to and existing rear windows with new would preserve or enhance the appearance and character of the Conservation Area and whether or not the installation and creation of a new window opening on the front façade would preserve or enhance the appearance of the property and the wider character of the Conservation Area. Rear

6.2 The rear elevation of the property is not readily visible from any public thoroughfare due to its distance and height of the rear boundary treatment. Although the site may be visible from the nearest neighbouring properties the mass, form and design of the new extension is not significantly dissimilar to the existing lean-to and it is unlikely that it will create any adverse impacts on the character of the Conservation Area nor on the amenities of the neighbouring properties. The proposal to replace the existing conservatory with a new extension of modest size and form will preserve the character of the area.

6.3 Similarly the rear first floor windows are not readily visible from public view, while often it is sought for windows in Conservation Areas to be replaced with sliding sash, the location of these windows at the rear and also replacing existing casement windows the proposal to replace with like for like casement windows is considered to preserve the character of the Conservation Area in line with EP35 and Planning Circular 1/98. Front - 6.4 The properties along Arbory Road all vary in style, size and finish, Number 9 differs in that the front elevation contains only 1 existing window and a front door a. Following a discussion with the Conservation Officer it was concluded that the property was of not particular historic or architectural interest to warrant its protection from the installation of a new window on the front elevation. It is considered that the creation of a new aperture on the blank side of the front elevation will create a balanced appearance and not adversely impact the streetscene to detriment the Conservation Area. - 6.5 Overall, it is considered the replacement of the existing uPVC casement windows with uPVC sliding sash windows would not have a detrimental impact upon the character of the existing dwelling but aims to preserve the Conservation Area and the individual property and therefore the proposal would comply with Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

CONCLUSION

7.1 It is concluded that the application is acceptable and meets the relevant polies EP 35 and Planning Circular 1/98. INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 26.09.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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