Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 28.02.2012 Site Visit: 28.02.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a terraced dwelling on Melbourne Street, Douglas. The dwelling has two storeys and a pitched blue slate roof with a chimney stack at each end of the dwelling. The front elevation has a smooth rendered finish that is painted white. The front elevation of the property is set approximately 4 metres back from the pavement with a garden area in between, and a combination of rendered walling with painted iron railings on top forming the front and side boundaries.

1. The front elevation has two windows at first floor level and single, larger window at ground floor level next to the front door which is made from white UPVC. The existing windows are white painted timber framed sliding-sash windows, with each top sash having a Georgian glazing bar pattern. These windows are present at both first floor and ground floor level on the front elevation.

The Proposal

1. Proposed is the installation of replacement windows to front elevation. The proposed first floor windows are to be white UPVC framed sliding-sash, whilst the ground floor windows will be white UPVC framed top-hung outward-opening casements.

Planning History

1. Neighbouring sites to application site has been the subject of a number of previous planning applications, three of which are considered specifically material to the assessment of this current planning application:

11/00370/B - Installation of replacement windows to front elevation – Approved.

99/01736/B - Installation of uPVC windows to replace existing – Approved.

97/00194/B - Creation of off road parking to rear of property and installation of uPVC windows to replace Existing – Approved.

Planning Policy

Application No.:	12/00207/B
Applicant:	Mr David Hitchin
Proposal:	Installation of replacement windows to front elevation
Site Address:	20 Melbourne Street
	Douglas
	Isle Of Man
	IM2 3HB

1. The application site falls within an area designated for Predominantly Residential use in the Douglas (North) Local Plan. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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:

• (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".

1. Planning Circular 1/98 'The alteration and replacement of windows', states in its policy for Category C buildings, which relates to buildings erected before 1921 but is not a Registered Building and does not fall within a conservation area, the following:

"In an individual building, or group of buildings, whose principal elevations are readily visible for a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably 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 their construction".

Representations

1. No representations were made within the statutory consultation time period.

Assessment

1. The proposed replacement windows to the first floor replicates the same opening sliding-sash opening method as the existing, but does not retain the same glazing bar pattern, which is required in the relevant policy in Planning Circular 1/98.

1. The proposed replacement window at ground floor level does not retain the existing sliding-sash opening-method, and instead seeks to install a top-opening casement, which is contrary to the requirements of the relevant Planning Circular 1/98 policy. However, the proposed replacement window does attempt to retain the existing glazing section proportions, which complies with one requirement of the same policy.

1. Taking into account the planning history stated with regard to replacement window applications of neighbouring properties, and the existing street-scene along Melbourne Street, it would be unreasonable to refuse the proposed window designs, despite the Planning Circular 1/98 policy requirements.

1. In conclusion, it not considered that the proposal would adversely affect the character of the dwelling and adjoining terrace buildings, or be unsightly to the public, and therefore is considered acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	16.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the installation of replacement white UPVC windows shown in drawing no. H/6331/1, received on 10 February 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 19-3-12

Determining officer (delete as appropriate) 19 March 2012 12/00207/B

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : 822100000 Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager