The application site is the residential curtilage of a terraced dwelling on Summerhill Road, Onchan. The front elevation of the dwelling faces Summerhill Road, a main highway connecting Douglas promenade to Onchan village centre. A two storey terraced dwelling adjoins the property on its north-eastern boundary and a single storey retail unit adjoins at the south-western boundary.
The property on the application site was built before 1921. The property has a tiled roof and traditional chimney stacks, but has had UPVC framed windows installed in the past on the first floor of the front elevation, whilst also on the ground floor two bow windows exist with a Georgian style of glazing bars.
At the rear, there are two non-original extensions which have been added after the construction of the house. One attaches to the eaves level of the rear elevation and has a mono-pitched grey slate roof, and a second annex is attached to this, has a flat felted roof. The windows in these extensions are timber framed sliding sashes in the pitched roofed part, and timber framed casements in the flat roofed part.
With regards to views of the surrounding area, the front elevation of the house overlooks the immediate Summerfield Road highway and a chapel on the opposite side of the highway, whilst the rear of the house overlooks a back lane and gardens of properties on nearby Alberta Drive.
The Proposal
The proposal comprises the installation of replacement windows and doors. At the rear elevation, the proposal involves the removal of existing timber framed windows, timber door and aluminium patio door and the installation of new white UPVC framed windows and doors. The proposal also involves the removal of the timber framed hung bay windows from the ground floor front elevation and their replacement with the same style timber frames with doubled glazed panes, externally expressed.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
The application site is within an area designated for predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape".
The policy for category d) in Planning Circular 1/98 – the replacement of windows - refers to 'buildings erected before 1921 in urban settings but are not registered, do not fall into a conservation area, and have not retained their original character' states:
"Replacement windows should preferably be the same as or similar to the glazing originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed approach will be taken to the replacement of windows in such properties".
Representations
Onchan District Commissioners recommend that the proposal be approved.
Assessment
Although it is proposed the material of the window frames will change at the rear, it is considered that the proposed UPVC casement design and opening methods make an attempt to maintain and enhance the existing character of the building, whilst also not having an adverse impact on public visual amenity. The proposed replacement timber framed windows on the front elevation, even though double-glazed, are considered to remain in-keeping with the character of the building and are likely to enhance its appearance.
The proposed conversion of the patio doors to a single door and side panel, along with the proposed replacement Utility room UPVC door and window are considered acceptable as they remain in-keeping with the character of the dwelling and do not affect public visual amenity.
Overall, it is considered that the proposal confirms with policy O/RES/P/21 of Planning Circular 1/2000, the policy for category D buildings in Planning Circular 1/98, and points b and c of General Policy 2 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Onchan District Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 10.01.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 and doors shown in the site plan drawing, existing front elevation drawing, proposed installation of new PVC white framework drawing, proposed conversion of patio doors drawing, door and window to Utility drawing, proposed changing of existing timber windows on ground floor drawing, and proposed change of existing timber windows to white PVC drawings, received on 07 December 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 11 January 2012
Determining officer (delete as appropriate)
Signed: _________________________ Anthony HolmesSenior Planning Officer
Signed: _________________________ Michael GallagherDirector of Planning and Building Control
Signed: _________________________ Jennifer ChanceDevelopment Control Manager
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