Loading document...
Application No.: 25/90468/B Applicant: Mr Calvin Fayle Proposal: Replace existing timber sliding sash windows with uPVC sliding sash windows and replace windows and door on the rear extension with a double door and a picture window Site Address: 4 Albert Terrace Castletown Isle Of Man IM9 1LP Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.09.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
The proposal preserves the character and appearance of the area. It does not harm neighbouring amenities. It is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Circular 1/98, Planning Policy Statement 1/01 and the Residential Design Guide.
This approval relates to the documents, photos and drawing no. 25 - 106 - 03 Rev A, 25 - 106 - 04 Rev A, which have been received on 8th May 2025, and drawing no. 25 - 106 - 02 Rev C, which has been received on 11th September 2025 and drawing no. 25 - 106 - 01 Rev B, which has been received on 15th September.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Castletown Commissioners - No objection It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because:
1.0 THE SITE - 1.1 The site is 4 Albert Terrace, Castletown, an end-of-terrace house located on the southeast of Albert Terrace. The house consists of a pitched-roof main house and a singlestorey mono-pitched-roof rear extension.
2.0 THE PROPOSAL - 2.1 The proposal is the replacement of all front elevation windows with uPVC sliding sash windows, replacement of two sliding sash windows on the rear elevation with uPVC sliding sash windows, and replacement of the existing windows and doors on the rear extension with a double door and a picture window.
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the South. - 4.2 The site is within the Castletown Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area. - 4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set
5.0 OTHER MATERIAL CONSIDERATIONS Legislation - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of
preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply, and appropriate consideration will be given in section 7.
Strategy and Guidance
5.2 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Castletown Commissioners has no objection to this application (27.05.2025). - 6.2 DoI Highway Services has not commented at the time of the report (06.08.2025). - 6.3 DEFA Environmental Health Unit has no objection to this application (05.06.2025). The comment states that the plans do not appear to indicate an obvious risk of a smoke nuisance. The comment provides suggestions for the applicant to take notice. - 6.4 Owners/Occupiers of 3 Albert Terrace, Castletown wrote in objection to this application (30.05.2025). The comment states that the proposed flue would create air pollution, is too close to neighbouring properties, is downwind from the neighbouring properties and conflict with environmental objectives.
7.0 ASSESSMENT Conservation Areas Statutory Test - 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area. - 7.2 The replacement windows on the front elevation are like-for-like. While being uPVC, they will preserve the existing appearance of the building. - 7.3 The windows on the rear elevation are visible from a public footpath and therefore assessed with the same standard as the front elevaiton window. The replacement windows on the rear elevation are like-for-like. While being uPVC, they will preserve the existing appearance of the building. - 7.4 The length and width ratios of the door and window replacement for the rear extension do not match those of traditional ones on the terrace. However, given that they are on the rear extension and not the main building, and the existing windows are already casement, the different scale helps distinguish the extension from the main house. - 7.5 In summary, the proposal is considered to preserve the character of the area and is therefore considered to pass the test. Elements of Assessment - 7.6 The key considerations in the determination of the application are its impact on the terrace itself, the character and appearance of the area and the impact of the flue.
7.7 Based on 7.2-7.4, the proposal is considered to preserve the character and appearance of the terrace and the area.
8.0 CONCLUSION - 8.1 The proposal preserves the character and appearance of the area. Therefore, it is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Circular 1/98, Planning Policy Statement 1/01 and the Residential Design Guide, and is recommended for an approval.
9.0 RIGHT TO APPEAL - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 15.09.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
