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15/01180/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01180/B Applicant : Department Of Health And Social Care Proposal : Installation of replacement windows and rear doors Site Address : Griffindale Brunswick Road Douglas Isle Of Man IM2 3NW
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 Griffindale, Brunswick road, Douglas. The property is a large two storey building situated on a corner plot on the junction of Brunswick Road and Albany Road. The property is unique in its architectural appearance within the street scene and features a relatively modern 2 storey annex to the westerly elevation along Albany Road.
1.2 The use of the building is operated as a residential care facility managed by the Department of Social Care.
THE PROPOSAL 2.1 Proposed are the replacements of the existing single glazed timber sliding sash windows on the main building with a more modern Upvc material with double glazed sliding sash openings with horns on the principle facades of the building which face onto the road junction. The windows and door to be replaced in the rear courtyard are to be Upvc casement to match the existing in the annex part of the building. There are a total of 21 windows on the ground floor and 17 windows on the first floor of various dimensions to fit within the existing apertures.
PLANNING HISTORY 3.1 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.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as being predominately residential in the under the Douglas Local Plan Order 1998 Map No. 2 (South). Brunswick Road is within the Selborne Drive Conservation Area.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application -
4.3 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."
4.4 Planning Circular 1/98 states: "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
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15/01180/B
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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 (06/11/15 & 29/10/15).
ASSESSMENT 6.1 The proposal should be considered in light of Environment Policy 35 and Planning Circular 1/98. The above policies are set to help preserve or enhance the appearance and character of the site and surrounding area. The existing windows are single glazed timber sliding sash.
6.2 The replacement windows would have the same vertical methods of opening and sections as the existing windows. 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 double glazed sliding sash units with horns on both floors on the elevations are 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 Overall, it is concluded that the planning application is in accordance with aforementioned General 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: 15.12.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1.
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15/01180/B
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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. Prior to work commencing, further details of the proposed windows at a scale of 1:20 that shows narrow profile glazing bars, shall be submitted to and be approved by the Planning Authority.
Reason: Only the narrow profile uPVC sash windows would be appropriate for this building given the size of the windows.
This approval relates to drawing referance numbers; 0005/40/01; 0005/40/02; 0005/40/03 all received 23/10/15.
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: 06.01.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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