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16/01046/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01046/B Applicant : David Strickland Proposal : Replacement of existing windows to front and side elevations. Site Address : Willow Cottage 14 Lower Dukes Road Douglas Isle Of Man IM2 4BJ
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential property of no.14 Lower Dukes Road, Douglas. The property is an end of terrace that sits on the junction of Dukes Road and Hutchinson Square. The terrace is comprised of 7 properties numbered even 2-14. The terrace is two story's with a gable fronted dormer under a pitched roof in line with eh bay window on the ground floor. The cheeks of the dormers are glazed, and the front window features a rounded headed reveal.
THE PROPOSAL 2.1 Proposed is the replacement of 8no. existing timber sliding sash windows and the installation of white uPVC vertical sliding sash windows to the front and side elevation with matching glazing bars and beading in the upper panels of the windows.
PLANNING HISTORY 3.1 05/00289/B - Installation of uPVC casement windows to rear elevation. Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site sits adjacent to an area of Public Open Space and is an area of predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Ballaquayle Road Conservation Area.
4.2 Environment Policy 35 "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."
4.3 Planning Circular 1/98 Registered Buildings If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.
REPRESENTATIONS 5.1 Douglas Borough Council and highway services have no objection (23/09/15 & 26/09/16)
ASSESSMENT
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16/01046/B
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6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the Conservation Area and the impact upon the street scene in general.
6.2 The replacement windows would have the same vertical methods of opening and sections as the existing windows including the beading, horns and glazing bars. The proposed material would be uPVC, albeit not strictly in accordance with Planning Circular 1/98 which requires that replacement windows have the original method of opening, materials and detailed design, however the use of uPVC has been accepted as a suitable alternative to timber and is seen amongst other properties within the street scene.
6.3 The replacement of the windows with uPVC sliding sash units with horns on all floors on the front and side elevation is welcomed and would seek to enhance the property, giving unity and order to the dwelling house maintaining a coherent principal façade.
6.4 Overall it is considered that the installation of replacement windows would have an acceptable impact upon the character and appearance of the building and the Conservation Area within which it is located. In doing so, it is considered that the application conforms to the basis of the relevant aforementioned planning policies and is therefore considered acceptable.
RECOMMENDATION 7.1 It is concluded that the planning application is in accordance with Environment policy 35 and planning circular 1/98 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.11.2016
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.
C 2. For clarification, this approval relates to the installation of sliding sash windows to match those to be replaced, as shown in drawing 1691-03 received on 7th September, 2016.
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16/01046/B
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Reason: to ensure that the development accords with the submitted plans.
This approval relates to drawings submitted on the 7th September 2016 referenced;1691-01; 1691- 02; 1691-03
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 09.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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