Officer Report

Application No.: 15/00818/B Applicant: Mr Joe Plastow Proposal: Installation of replacement windows to front elevation Site Address: 5 Arbory Road Castletown Isle Of Man IM9 1NA Case Officer : Mr Jason Singleton Photo Taken: 30.07.2015 Site Visit: 30.07.2015 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site represents the curtilage of 5 Arbory Road Castletown, a three storey terraced dwelling when viewed from the front elevation with distinct arched dormer windows on the third floor. The remaining windows to the ground and first floor are of a uniformed size and spacing on the front façade. The property is located towards the North West end of the Arbory road and currently has white PVC casement windows installed throughout the front elevation. THE PROPOSAL - 2.1 The application seeks approval for the installation of a replacement windows located on the ground floor and first floor on the front elevation. The replacement windows would be white uPVC sliding sash with authentic external glazing bars and horns to the windows on the front façade, except the dormer windows on the third floor. PLANNING HISTORY - 3.1 The application site has been the subject of three previous planning applications concerning replacement windows which were granted planning approval and considered materially relevant to the assessment of this current planning application:

PA15/00421/B - Installation of replacement rear ground floor window. PA13/91475/B - Installation of replacement windows to rear elevations.

PA 07/02219/B - Installation of replacement window to front elevation. DEVELOPMENT PLAN POLICIES

4.1 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 qualities are protected against inappropriate development."

4.2 This echoes the provisions of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 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 indicate that they do not oppose the application (04.08.15). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are whether the replacement of the existing windows would preserve or enhance the appearance or character of the property.

6.2 The existing windows on the front façade are PVC casement windows with Georgian glazing bars. The proposed replacement windows would be white uPVC with a sliding sash mechanism, replicating the original method of opening. The replacement of all the windows on the ground floor and first floor would give unity and order to the dwelling house maintaining a coherent principal façade. - 6.3 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 6.4 The replacement of the casement windows to sliding sash units with horns and glazing bars on the front elevation is welcomed and would seek to enhance the property, the use of UPVC has been accepted as a suitable alternative to timber and is seen amongst other properties within the street scene. - 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.

RECOMMENDATION

7.1 It is recommended that the planning application be approved. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.08.2015 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.

This approval relates to the Location Plan, Site Plan and drawing reference numbers 1; 2; 3; 4; 5 all date stamped as received 21st July, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 18.08.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control