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16/00229/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00229/B Applicant : Mr Richard Morris Proposal : Installation of replacement windows and door to front elevation and replacement doors to rear elevation Site Address : 15 Crosby Terrace Douglas Isle of Man IM2 5DG
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 curtilage of 15 Crosby Terrace Douglas. The property is a traditional Victorian mid terraced 3 storey town house, located on the south western side of Ballaquayle Road, Douglas.
1.2 The terrace contains a mix of window styles, frame materials and opening types with no predominant style or material, but uPVC being easily visible as a frame material. There are gable fronted dormers on the front roof pitches characterising the area. The front gardens have a generally consistent low front wall with metal railings on top. The buildings all retain their decorative mouldings above and around the windows which adds to the character of the area.
1.3 The application site lies within the Ballaquayle Road Conservation Area and is reflected in the Conservation Area Appraisal which states; "The length of Ballaquayle road is more recognised for the terraces fronting the road which progress down the hill towards the sea"... The more notable features of the terraces are the "regular rhythm of splayed bay windows, gable peaks, decorative iron railings and other good quality Victorian detailing. The common use of materials and detailing serves to unify the group of terraces which makes a strong contribution to this main entrance to the town." (paragraph 2.8 page 5)
1.4 The front elevation comprises of a three windows on the ground floor which make up the bay window. On the first floor, three flat fronted windows in a three over three glazing pattern with an arced top to the window features decorative moulding around its edges and adjacent to this is a single window above the front door with the same mouldings. Above eaves level there is a gable fronted dormer with two windows of equal proportions which are in line with the second floor and correspond to the width of the bay window on the ground floor. All the windows on the front elevation have been painted black.
THE PROPOSAL 2.1 Proposed is the installation of replacement windows and door to the front elevation and a replacement door to the rear elevation. It is proposed to replace all the windows on the front with upvc sliding sash and to the rear it is proposed to remove a tall window and install a set of French doors off the rear elevation leading onto the enclosed yard area.
PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications which were both granted planning approval and have been listed below: 01/00145 - Installation of replacement windows to the rear of dwelling.
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16/00229/B
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DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site lies within Ballaquayle Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
4.3 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."
4.4 Planning Circular 1/98 also provides guidance on replacement of windows and in the case of buildings within conservation areas. "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 Highways services have no objection (17/03/16 & 22/03/16)
ASSESSMENT 6.1 The fundamental issue to consider in the assessment of this current planning application are whether the replacement of the existing windows would preserve or enhance the appearance or character of the property.
6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.3 As previously noted within the street scene there is a mix of types of windows. The replacement windows on the front elevation would be almost like-for-like in appearance with the 50/50 split, albeit for material to be used. The proposed sliding sash windows would enhance the appearance of the building as viewed within the street scene and Ballaquayle Conservation Area given that sliding sash windows, which would have been the opening method of the original windows, would be reinstated. 6.4 The proposed installation of a set of patio doors to the rear elevation in lieu of a window would not be any wider than the existing but would extend to just above ground level. Views of the rear ground floor are limited as the rear is enclosed with a gate leading onto the service lane. This aspect of the proposal is deemed unobjectionable and not considered detrimental to the character of the Conservation Area.
6.5 In the instance of this application, while the proposal would replicate the original or traditional method of opening, it is considered the replacement with a uPVC would not be detrimental to the building of the street scene. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed UPVC has been recognised as an acceptable alternative to timber and is seen amongst other properties within the street scene.
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16/00229/B
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RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2007 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: 25.04.2016
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 submitted on 25th February 2016 reference; 15/50/01; 15/50/02.
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: 25.04.2016
Determining officer
Signed : C BALMER. Chris Balmer
Senior Planning Officer
Customer note
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16/00229/B
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