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Application No.: 15/00421/B Applicant: John Joseph & Zoe Caroline Plastow Proposal: Installation of replacement rear ground floor window Site Address: 5 Arbory Road Castletown Isle Of Man IM9 1NA Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing terraced dwelling which sits on the southern side of Arbory Road between The Crofts and Farrant’s Way. The dwelling is a three storey property as viewed from the rear with a flat roofed dormer with small balcony on the left hand side of the rear elevation and a mixture of window sizes, shapes and styles throughout the rear elevation which also has a flat roofed annex on the right hand side served by a lantern light with white uPVC frames. The dwelling is shorter than both its neighbours Pargys to the south east and number 7 to the north west. - 1.2 The dwelling has a long rear garden which is 34m long from the main rear elevation to Farrant’s Way. There are two small flat roofed garages abutting Farrant’s Way and a pedestrian gate which screen the rear garden from public view. THE PROPOSAL
2.1 Proposed is the replacement of an existing window in the inner facing wall of the flat roofed annex closest to the main rear elevation. The existing window is a top fifth opening casement in a plastic frame and cill. The remainder of the windows in the rear and the annex are already framed in white plastic. The new window will have the same form of glazing as the existing. PLANNING POLICY AND STATUS - 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential and within Castletown's Conservation Area. As such the following policies are appropriate:
Environment Policy 35 states "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."
3.2 This echoes the provisions of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 3.3 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."
4.1 Planning approval has been granted for the installation of a replacement window in the front elevation under PA 07/02219/B and for replacement windows in the rear elevation (PA 13/91475/B). The latter did not include the windows in the rear annex. It was concluded that as the windows in the rear elevation were not readily visible from the public highway the proposed use of uPVC in a non-traditional style was acceptable. REPRESENTATIONS - 5.1 Castletown Town Commissioners indicate that they do not oppose the application (06.05.15). ASSESSMENT - 6.1 The key issue is whether the replacement of the existing window would preserve or enhance the appearance or character of the property and in assessing this, one should have regard to the provisions of Planning Circular 1/98 which differentiates between windows which are publicly visible and those which are not. It is also relevant that the windows in the main rear elevation were not considered readily visible from a public perspective and the proposed replacement window in this case is even less visible, being tucked away on an inward looking elevation at ground floor level. What is proposed in any case replicates the existing and as such has a neutral effect on the building, taken as preserving the existing character and thus complying with Environment Policy 35. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
18.05.2015
C : Conditions for approval
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.
-----------------------------------------------------------------------------------------------------------This approval relates to the information received on 17th April, 2015.
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 : Permitted Date : 26.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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