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17/00318/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00318/B Applicant : Mrs Paula Jane Percival Proposal : Replacement of existing timber windows with timber sliding sash to front elevation and timber casement to rear, all frames stained oak colour Site Address : 26 Berkeley Street Douglas Isle Of Man IM2 3QA
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 30.03.2017 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of a 26 Berkeley Street, located to the northwest end of a terrace of properties that is situated to the north of Berkeley Street. The property is two stories in height with a bay window to the front. The existing windows to the front are timber sliding sash and to the rear are mixture of Upvc casement and timber sliding sash windows.
THE PROPOSAL 2.1 Proposed is the replacement of existing timber windows with timber sliding sash on the front elevation and timber casement to the rear and stained in an oak colour.
2.2 On the front elevation, the proposal would see the three windows that make up the bay window and the two windows on the first floor, being replaced in a like for like manner with timber hardwood sliding sash windows installed and the front door refurbished with new moulds and painted.
2.3 On the rear elevation, the proposed seeks to replace 7 windows in hardwood timber in a combination of openings; 1x traditional sliding sash window; 3x storm proof casement windows with top hung quarter light; 1x storm proof full glass casement window and 2x shaped gable dormer windows with fixed glass light.
PLANNING HISTORY 3.1 11/00989/B - Extension to rear elevation, Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. The application site also lies within the Selborne Drive Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.
4.3 General Policy 2 states: "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:
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17/00318/B
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(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 Environmental 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 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas 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 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."
REPRESENTATIONS 5.1 Douglas Corporation and Highways Services do not object (31.03.17)
ASSESMENT 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.26 Berkeley Street, and (ii) whether the windows preserve or enhance the character or appearance of the Selbourne Drive Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.
6.2 The proposal seeks to replace the existing windows on the front elevation with timber sliding sash windows and refurbishment of the existing front door. The proposals on the front are welcomed and would replicate the traditional method of opening albeit in a traditional material, which will add a degree of unity to the front façade and is welcomed adding value to the property and streetscene.
6.3 To the rear of the property, the replacement windows with an array of timber casement and timber sliding sash would seek to replicate the originals and traditional materials used but in some instances the method of opening would be different. However the rears of the properties are less visible from the streetscene and because the boundary wall screens the ground floor proportion of the properties, only the upper floors windows are visible. In this instance, as the rear of the property does not form an important part of the conservation area and those notable features as described in the character appraisal, it is not considered to have an adverse impact on the character or appearance of the Conservation Area. 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 2016 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:
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17/00318/B
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(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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.05.2017
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 the detailed quotations dates 6th February, depicting the replacement windows like for like and attached photos date stamped 22nd March 2017.
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: 08.06.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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