Loading document...
Application No.: 22/00559/B Applicant: Mrs M Cope Proposal: Installation of replacement windows Site Address: The Coach House Arbory Street Castletown Isle Of Man IM9 1LN Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.06.2022
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application accords with General Policy 2 and Environment Policy 35 and meets with the general principles of PPS 1/01 and the Residential Design Guidance 2021.
Plans/Drawings/Information;
This approval relates to Site Plan, Location Plan, supporting letter, 2 x site photo, 1 x window drawing, 4 x Everest quotes and spec sheets all date stamped and received 22/04/2022.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to an existing property known as 'The Coach House', Castletown. The detached property sits within the triangle between Arbory Street, Malew Street and The Crofts and is set back around 25m from Arbory Road and access by private driveway.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of three existing first floor top opening casement windows with three new top hung casement windows fitted with one horizontal and one vertical glazing bar to match the existing.
3.0 PLANNING HISTORY - 3.1 There are no previous applications relevant in this case.
4.0 PLANNING POLICY - 4.1 The site is within an area designated as Residential in the Area Plan for the South 2013. The site is within the Castletown Conservation Area. - 4.2 The Isle of Man Strategic Plan 2016 contains two policies considered to be specifically relevant General Policy 2 in ensuring the general standards towards acceptable development are met in respect of visual and neighbouring amenity, and Environment Policy 35 seeks to ensure works in a Conservation Area either preserve or enhance the character and appearance of that area. - 4.3 Also relevant would be Strategic Policies 3 and 5, and Environment Policy 42 in achieving good quality design, taking into account surrounding site identity and context and promoting the use of local materials. Paragraph 4.3.11 also indicates that just because something cannot be seen is not a justification of a relaxation of the policies. Section 18 of The Act also requires development to preserve or enhance the Islands Conservation Areas and PPS 1/01 and Planning Circular 1/98 provide advice on works in heritage areas and replacement windows. - 4.4 Recently released Residential Design Guidance 2021 contains helpful advice on extensions and alterations to existing properties and how to assess the impact of such works in terms of visual impact and neighbouring amenity. - 4.5 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. While Infrastructure Policy 5 seeks methods for water conservation to conserve the Island's water resources.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Castletown Commissioners - no comments received as of 16/06/2022. - 5.2 Department of Infrastructure Highway Services - No highways interest (12/05/2022). - 5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT - 6.1 The key considerations are the impact of the works on the house itself and on the character and appearance of the conservation area.
6.2 The works seek to replace three existing non-traditional windows with three new nontraditional windows. The proposed windows will of course differ in appearance to the remaining windows visible from the rear elevation however they are not expected to look so out of keeping as to adversely impact the overall visual appearance of the dwelling itself. Minded of the setback position of the property it is not readily visible from public view and does not contribute to the Conservation Area, and therefore the works are expected to have an overall negligible impact on the existing property and also on the wider Conservation Area which is to remain preserved. - 6.3 The development is not expected to result in any new or increased effects beyond the existing fire, criminal activity or water matters of the dwelling already and so is acceptable in this respect.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 and Environment Policy 35 and to meet with the general principles of PPS 1/01 and the Residential Design Guidance 2021.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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
Decision Made : Permitted Date : 21.06.2022 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
