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Case Officer: Miss S E Corlett Photo Taken: 22.10.2014 Site Visit: 22.10.2014 Expected Decision Level: Officer Delegation
1.1 The site is a first floor dwelling which sits towards the rear of a small complex of houses at the bottom of The Nook, in Church Road to the rear of Molly Carrooin's Cottage and Rosedene and Welch House, a Registered Building. Molly Carrooin's Cottage is identified in the Onchan Local Plan as being worthy of consideration for Registration.
1.2 The application dwelling is one of seven dwellings built in the late 1990s and styled to reflect the more traditional buildings in the area, which is designated as a Conservation Area and includes St. Peter's Church and Church Hall which are also Registered Buildings. The application building is a two storey property which is subdivided vertically into two separate units. The building is a rather elongated version of a traditional cottage with a ridge of 18m but with gable ended stacks (albeit a little short) and sliding sash windows.
1.3 The application building, which also accommodates numbers 4, 6 and 7 is not seen from the entrance to the site but is clearly visible from the open space in front of the buildings, which is publicly accessible and alongside a nature reserve (Curragh Kiondroghad).
1.4 At the rear of the property, the building backs onto the rear of the relatively new apartments, the front block of which front onto Main Road. The rear building is three storeys and set higher than the application property and the rear windows are vertically proportioned but fitted with plastic framed casements, attempting to emulate sliding sashes, with decorative horns. Visible from within the housing development is the rear of Rosedene which has plastic framed casement windows.
2.1 Proposed is the replacement of the windows with plastic framed casements which are top hung and top opening. The bottom level of windows are to remain as sliding sash: they are not within the applicant's ownership.
3.1 The site lies within an area designated on the Onchan Local Plan of 2000 as Residential. The site also lies within Onchan's Conservation Area.
| Application No.: | 14/01153/B |
| Applicant: | Christine Janet Ramsey |
| Proposal: | Installation of replacement windows |
| Site Address: | 5 Cassa Field Church View Onchan Isle Of Man IM3 1BU |
3.2 As such Environment Policy 35 is relevant: "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 quality are protected against inappropriate development." This echoes the provisions of Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
3.3 In addition, Planning Circular 1/92 provides advice on the replacement of windows. In respect of Conservation Areas it states the following:
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.
4.1 Since the erection of the dwelling there have been no applications for this property or others within the estate, other than for the erection of a garage.
5.1 Onchan District Commissioners indicate that they do not oppose the application.
6.1 The property lies within a Conservation Area and opposite an area of public open space. As such the type of glazing within the property is important, recognised when the originally constructed dwellings had sliding sashes installed within them. The applicant has been contacted in writing (28.10.14) to see if she would amend the scheme to retain sliding sashes in the front elevation but no response has been forthcoming. As such, the proposal should be considered on its merits and as submitted.
6.2 The guidance provided, in EP 35 and Planning Circular 1/92 require that the original style of glazing should be retained where the windows would be readily visible by the public. In this case, that style is sliding sash. It is important, as this is the first property in the little estate to be the subject of an application for a change in glazing style, that the character is maintained and not only would casement windows as proposed be out of keeping with the original style and the vernacular style of glazing in the style of dwellings which the estate has tried to replicate, but it would also be out of keeping with the rest of the properties in the estate.
6.3 As such, the proposal is considered to be unacceptable and is recommended for refusal.
7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Refused
Date of Recommendation: 25.11.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1.
The introduction of casement windows where the originals were sliding sash would not preserve or enhance the appearance and character of the property, as is required by Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/92 which is required in Conservation Areas. The use of casement windows would also be out of keeping with the glazing style of the rest of the group of dwellings.
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: Refused Date: 1/12/14
Signed: _________________________ Chris Balmer
Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett
Senior Planning Officer Signed: _________________________ Jennifer Chance Head of Development Management
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