Officer Planning Report Recommendation

Planning Report And Recommendations {{table:11637}} ### Considerations {{table:11634}} ### Written Representations None received at time of drafting report ### Consultations {{table:11635}} {{table:11636}}

Officer's Report

Introduction

1. This application seeks approval for the installation of replacement windows to a semi-detached, two storey property situated in a small cul-de-sac in a residential area of Douglas. The site is with a Conservation Area with the cul-de-sac being formed from 5 pairs of 1930's style dwellings. The property which forms the basis of this application, Westhaven, is located at the head of Somerset Square.

The Site

1. The application site is the curtilage of the semi-detached dwelling Westhaven, Somerset Square, Douglas. The site is situated at the top of the cul-de-sac.

The Proposal

1. This application seeks approval for the installation of replacement windows to the property. The existing windows are timber casements and the proposed windows would replicate these but in uPVC.

Planning Status

1. The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan. The site is within a Conservation Area. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:

Environment Policy 35, which states:

"Within Conservation Areas, the Department will permit only development which 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."

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:
2. 06/01278/B - installation of a uPVC dormer window to replace existing. Permitted.

Representations

1. Douglas Corporation does not object to this application.

Assessment

1. The main issues to be assessed in the determination of this application are the impact of the proposal upon the character and appearance of the Conservation Area.
2. The proposed windows would replicate the method of opening and glazing bar pattern of the existing windows. It is also proposed to mimic the stained glass in the upper sections of the existing windows.
3. It is concluded that the proposal would preserve the character and appearance of the Conservation Area in accordance with the requirements of EP35.

Recommendation

Permit.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the installation of replacement windows, Westhaven, Somerset Square, Douglas as shown by HLK/07/075/2, HLK/07/075/3, Elevation Proposed x 3 and Photographs x 3 received 25th August 2011,

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

Decision Made : Permitted Date : 26/9/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Development Control Manager