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16/00794/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00794/B Applicant : Mrs Valerie Morrison Proposal : Installation of replacement windows Site Address : 3A Derby Road Douglas Isle Of Man IM2 3ES
Case Officer : Mr Jason Singleton Photo Taken : 25.08.2016 Site Visit : 25.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 3A Derby Road, Douglas. The property is structurally attached to No.3 Derby road but operates as a separate entity as far as ownership called "The Cottage". No.3A is a two bed flat with the front door being on the side lane. The property sits on the North of Derby Square and has seen a series of single and two storey extensions off the main building over the years.
1.2 The current window proportions of the property are very different to those within the street scene. The windows in the street scene and the adjacent building all feature a sliding sash mechanism but vary from either timber or Upvc material. On the application site the windows of on the first floor front elevation facing the highway are narrow and wide, constructed of a timber frame made up of three glazed panels with the centre panel being fixed and the two outer windows being side hinged. The same sized window also features on the first floor but on the side elevation overlooking the laneway. The ground floor window albeit not visible from the highway due to the boundary wall is a modern Upvc window with a three quarter glazing panel and to one side featuring a side hinged window and a quarter top hung window opening outwards. Other windows within the property are of similar construction and varying sizes which overlook the side lane.
THE PROPOSAL 2.1 Proposed is the replacement of all 6 windows to the property with same sized windows as the existing but of Upvc casement construction finished in white. The proposed windows would reflect the current method of opening and there are no other alterations proposed to the window aperture. The new windows would be slightly better proportioned than the existing, with roughly equal proportions of the fixed and opening panes
PLANNING HISTORY 3.1 04/00600/B - Installation of uPVC casement windows to replace existing on side and rear elevations. - Refused.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
4.2 The site is located within the Windsor Road Conservation Area.
4.3 The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):
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"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; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.4 Environment Policy 35 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."
4.5 Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the original. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as originals, but not necessarily the original method of opening, whatever the material to be used in the construction."
REPRESENTATIONS 5.1 Douglas Borough Council has no objection (25.08.2016) and Highway Services do not object (18.08.16)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of No. 3A Derby Road itself; and (ii) whether the windows preserve or enhance the character or appearance of the Douglas (Woodbourne) Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.
6.2 The existing windows on the property feature narrow and wide proportions constructed from a mix of either timber frame or Upvc casement. It is likely the timber famed windows were installed when the extension to the front was constructed with the majority of windows being side hinged.
6.3 From the site visit to that area it showed that the surrounding properties all feature sliding sash opening mechanisms in either timber or Upvc material. Whilst this is the preferred option within a conservation area, it is clear this property was built much later than the surrounding buildings. In this case the window proportions are existing and were never designed to accommodate a sliding sash window. It is likely the current timber windows which feature a side hinged opening are original to this part of the property.
6.4 Within such conservation areas, the planning authority's preference is that replacement windows should revert back to the original form of glazing to accord with Environment Policy 35. However, given that the construction never allowed for anything other than the horizontal windows which currently feature in the building.
6.5 The Department strives to ensure the character of the area is not diluted and the Planning Authority's efforts to retain the original style windows in the conservation area should not be undermined. In this case the installation of Upvc casement windows would replicate the existing
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method of opening and would therefore be considered to have a neutral and possibly slightly beneficial effect on the property and that of the Conservation Area.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application 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: 21.10.2016
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.
This approval relates to drawings referenced; Quotation by DEPM Conservatories date stamped 15th June 2016 and
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: 27.10.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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