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16/01369/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01369/B Applicant : Mr Stephen Moore Proposal : Replacement white PVC casement windows to front elevation Site Address : Flat 3 40 Demesne Road Douglas Isle Of Man IM1 3DY
Case Officer : Mr Jason Singleton Photo Taken : 16.12.2016 Site Visit : 16.12.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Flat 3, 40 Demesne Road, Douglas. The property is located to the north of Demesne Road and the flat is on the second floor of the property. The property sits within Woodbourne Road Conservation Area.
1.2 The property is finished with ornate mouldings around the window heads; render banding at first and second floor level; bay windows to the front and a full roof width dormer conversion. The use of the properties has altered over the years with the majority being converted from a single dwellinghouse to individual flats with one per storey.
1.3 The character of the street scene is recognised for the uniformity and rhythm of the buildings and their general similarity of height, window lines and relationship with the street in terms of the small front gardens, railings and pedestrian paths. The properties also have a variety of dormers - some retaining their original pitched roofed dormers with curved headed windows, others have been replaced with a simplified linked version of the original dormers and others with completely new flat roofed structures which stretch across almost all of the width of the roof.
1.4 The application site (flat 3) has 2 windows on the front elevation that are slim framed, timber sliding sash frames painted in a white colour. The remaining windows on the ground and roof conversion appear to be Upvc casements and the remaining windows on the first and second floor timber sliding sash.
THE PROPOSAL 2.1 Proposed is the replacement of 2 windows on the second floor front elevation. The replacement would see the use of white Upvc casement windows with a 50/50 split and the top proportion having a hinged opening. There are no other alterations proposed to the existing apertures.
PLANNING HISTORY 3.1 07/00227 - Installation of replacement white Upvc casement windows to the front elevation. Approved.
3.2 15/00309 - Installation of two replacement windows to rear elevation. Permitted.
3.3 The adjacent property No.10 gained planning consent under PA 96/01044/B - Installation of uPVC windows.
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3.4 No.20 recently gained planning consent (15/01020) to change the windows from timber framed sliding sash to Upvc framed casement windows. "The proposal is considered to have a neutral impact in the streetscene as a whole and is recommended for approval".
3.5 No.24 gained planning consent (15/00937) for a like for like replacement with uPVC.
3.6 No.38 gained planning consent (12/00557) which saw the change from timber framed sliding sash being replaced with uPVC casement windows. "The application was considered to not be harmful to the street scene".
3.7 No.18 gained planning consent (01/02288) for a like for like replacement with UPVC.
3.8 No.40 gained planning consent (07/00227) for UPVC casement windows.
3.9 No.42 gained planning consent (07/00227) for UPVC casement windows.
3.10 No. 12 recently gained approval (16/00807) to remove the timber framed sliding sash and replace with Upvc casement windows. The application was taken to Planning Committee as it was contrary to policy and subsequently approved. The reason being the area has predominantly utilised Upvc casements windows and was deemed to have a neutral impact on the streetscene and that of the Conservation Area.
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. As previously mentioned, the application site also lies within the Woodbourne Road Conservation Area.
4.2 The Conservation area appraisal includes reference to Demesne Road; "3.19 Part of the area’s distinctiveness and quality lies in the density and regularity of the building forms: Hawarden Avenue, Selborne Road, Primrose Avenue and Westminster Drive all exhibit this sense of order, yet combine with small front gardens, set-back of building lines and widths of roadway, to enhance the sense of elegance and openness. This is sometimes difficult to appreciate fully, due to the high levels of motor cars now present on the streets. A number of properties in this locality have been carefully restored and upgraded, retaining original windows and revitalising the appearance of frontages with traditional painting schemes".
"3.20 Similar comments apply to the terraces of Demesne Road, Raphael Road, Kensington Road and Bucks Road, however here the massing and form is much more overpowering, but again the striking quality of architecture which encloses and frames the roadways is collectively very important. Rhythms of bay windows, gable peaks, window formats emphasise the vertical format but give coherence to this major group of buildings."
4.3 Reference is also made at paragraph 3.22 to the "predominance of sliding sash windows" and at paragraphs 4.2 and 5.1 under "Negative Factors" and "Conclusions" where it states:
"There has been some replacement of timber sash windows with white uPVC casements, however there are increasing examples of repair and upgrading or appropriate replacement which have receive grant assistance...Negative elements identified are largely judged to be reversible given time, appropriate guidance and support...many problems can be rectified and features improved with careful consideration and appreciation of the urban environment".
4.4 In terms of strategic plan policy, 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:
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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;
4.5 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."
4.6 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 Borough Council and Highways Services have not commented.
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.40 Demesne 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 are timber framed sliding sash and this application proposes to replace the windows with Upvc top hung casement windows. The casement style of these windows is particularly noticeable when they are opened because they are hinged at the top. Moreover, the windows on all floors are currently sliding sash.
6.3 From the site visit to that area it showed that there is a mix of window styles and designs on the front elevations of the properties of Demesne Road and it is evident that the existing windows in place could be the originals. It was observed within the terrace, properties Nos 10, 16, 18, 20, 22, 24, 34 and 44 on Demesne Road have white Upvc casement windows with either the bottom or top half being hinged and opening outwards. Nos 14, 26, 28, 30, 40 and 42 remain as the majority across the floors as timber sliding sash.
6.4 Since becoming Conservation Area in 2003, the only properties on the terrace, namely No's 12, 18, 20, 24, 38, 40 and 42 have received planning consent to alter their windows. It is assumed; the remaining of the terrace replaced their windows prior to the area becoming a designated Conservation Area in 2003 and before the strategic plan 2007 came into force.
6.5 When viewing the character of the area it is the uniformity of the buildings that makes the greatest contribution to the Conservation Area's character, as noted in the Area’s character
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appraisal. The Department has to be mindful that further deviations could threaten to dilute this uniformity and would also undermine the Planning Authority's efforts to retain the original style windows in the conservation area. The end result could be a gradual but unacceptable diminution of the Conservation Area's uniform character.
6.6 However, by contrast, it is evident within the street scene the increase in the use of white Upvc casement windows has already diluted the appearance and no longer relies upon all of the windows being sliding sash and that the character is in fact created from the uniformity of the window line and shape rather than the characteristics of each individual window. It is now reasonable to consider the character of the street as a whole and the appearance of other properties and how important the window opening style is in the character and appearance of the area. In this instance, many of the properties within the streetscene feature casement windows in white Upvc but also a mixture of opening styles, which is reflected in the split ownership of the properties since being subdivided into flats which don't assist in a consistent style of window.
6.7 In accordance with the aforementioned polices, uPVC sliding sash windows with horns on the lower sash would be preferred for this location and would be seen to enhance the property's appearance being in keeping with the traditional type of window opening in its appearance. However, on balance, taking into consideration the existing windows and, the planning history of the streetscene, it is concluded the proposal is considered to have a neutral impact in the streetscene as a whole and is recommended for approval.
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: 30.01.2017
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.
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This approval relates to drawings submitted on the 13th December 2016, referenced; pages 1, 2, 3, 4.
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: 31.01.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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