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17/00675/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00675/B Applicant : Mr Steven Burke Proposal : Installation of replacement windows Site Address : 5 Brunswick Road Douglas Isle Of Man IM2 3LH
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing property, 5, Brunswick Road, which sits on the corner of Brunswick Road and a lane which stretches from Woodbourne Road through to Alexander Drive close to the Wessex Garage. The property has two storeys of accommodation, part of the ground floor is a shop unit with a residential units alongside which has a characterful square sided bay within it. The property is a handsome one with dentilled cornice, contrasting coloured moulding above the first floor windows and front door of the house. The windows are currently timber framed sliding sashes whose frames match the curved heads of the first floor windows and the ground floor bay has a triple sash with the centre window wider than the slimmer ones on each side of the front facing window and sliding sash in the sides of the bay.
1.2 The only unfortunate element of this building is the modern shopfront which has been imposed upon the front of the corner element of the building.
1.3 The streetscene has a number of different building types, including the short terrace of which the application property forms part, as well as individual properties and pairs, such as that to the south of the application site, which also includes commercial units at ground floor. There is a similar mix of window types in the streetscene and whilst the vast majority would have had timber framed sliding sashes, some have had more modern windows installed, utilising a casement form of opening and with flat frames.
THE PROPOSAL 2.1 Proposed is the replacement of all of the sliding sash windows with uPVC sliding sash windows, complete with curved heads to match the existing where appropriate. The only windows which will not be sliding sash will be the two slim windows either side of the front bay.
PLANNING POLICY 3.1 The site sits within a much wider area of predominantly residential land use on the Douglas Local Plan of 1989. The site also lies within the Selborne Drive Conservation Area. The Appraisal associated with this Area specifically identifies the Woodbourne Hotel and the buildings alongside it but makes no specific mention of the application site or the properties elsewhere along Brunswick Road.
3.2 The Strategic Plan requires development within Conservation Areas to preserve or enhance the character or appearance of the area and Planning Circular 1/98 provides advice on the replacement of windows as follows:
Buildings in Conservation Areas
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17/00675/B
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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 originals. 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 the originals, but not necessarily the original method of opening, whatever the material used in the construction.
PLANNING HISTORY 4.1 The site has no planning history recorded since 1984 and it is imagined that the shopfront was added prior to this time.
REPRESENTATIONS 5.1 Douglas Borough Council raises no objection (18.07.17).
ASSESSMENT 6.1 The issue here is whether the proposed windows preserve or enhance the character and appearance of the Conservation Area. The fact that the new windows will replicate the existing in terms of opening style and shape are the most important elements in the nature of what is proposed and whilst timber windows would be an exact replication, modern materials can be acceptable, as is indicated in the Circular.
6.2 It is considered that what is proposed will preserve the character of the area by replicating the form of opening and the shape of the windows and the application is recommended for approval.
INTERESTED PERSON STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.07.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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17/00675/B
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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 the drawings received on 23th June, 2017.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 03.08.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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