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The site represents the residential curtilage of an existing dwelling situated on the south eastern side of The Crofts. The dwelling fronts directly onto the road and has an enclosed read yard which backs onto the rear of 67, Malew Street.
The site lies within an area designated on the Castletown Local Plan of 1991 as Predominantly Residential. In the draft Castletown Area Plan of 2001 the area is designated as Residential.
The following applications have been submitted in respect of this site:
PA 02/1085 - installation of uPVC sliding sash windows to replace existing and construction of new replacement bay window - refused on review
PA 02/2212 - installation of wooden sliding sash windows to replace existing and construction of replacement bay windows - permitted PA 93/0176 - construction of replacement shed and replacement bay window with original style - permitted PA 96/0965 - installation of uPVC windows - permitted.
Proposed here is the replacement of the existing bay window on the front elevation with a new bay window framed in timber with a half and half glazing pattern with what look like top opening casements. This differs from the previous proposal in PA 02/2212 which proposed a slated roofed bay window with squared sides.
Planning Circular 1/98 requires that where the original windows are in place they should be repaired. This is not the case with this window which is clearly not original nor traditional although previous proposals have endeavoured to make it moreso. There is limited advice in the Circular regarding the replacement of windows which are not originals although the "Reasons for Policy" explain that The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest the character of which is it desirable to protect or enhance in accordance with the Act and that it is important that the special character and quality of the area as a whole is protected.
As stated by the Area Planning Officer, the windows that form the basis for this application are not contemporary with the age of the property and are doubtless a modern addition as indeed is the bay itself. On this basis, the introduction of a sliding sash format of window without drastically altering the format of the Bay itself, would be an unnecessary alteration to this modern element. The replacement of the windows in the format proposed is therefore acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 12.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the replacement of the windows in the front bay as shown in the drawings and information received on 23rd August, 2006.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 15.1.07
Signed: M. I. McCauley Director of Planning and Building Control Director
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