Planning Officer Report Recommendation

Officer's Report

Application No.:	12/00451/B
Applicant:	Mr John Malcolm Watson
Proposal:	Installation of replacement windows to rear elevation
Site Address:	7 Osborne Terrace Douglas Isle Of Man IM2 4LB
Case Officer:	Mr Steve Stanley
Photo Taken:	02.04.2012
Site Visit:	02.04.2012
Expected Decision Level:	Officer Delegation

Introduction

1. This application seeks permission to install 5 replacement windows within the rear elevation of an existing terraced dwelling situated within Douglas. The site is within a Conservation Area.

The Site

1. The application site is the curtilage of 7 Osborne Terrace, an end-terrace, three storey dwelling situated on Osborne Terrace, Douglas. As with other properties within the terrace, No. 7 has a long front garden and is served by a small rear yard accessed from Cambridge Terrace.

The Proposal

1. This application seeks approval for the installation of new windows to replace the existing windows in the rear elevation of the property. The windows would have Georgian glazing bars to replicate the appearance of the existing windows.

Development Plan Policies

1. The application site is located within an area that is designated as Predominantly Residential by the Douglas Local Plan. The site is within the Douglas (Windsor Road) Conservation Area.

1. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:

Environment Policy 35, which 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."

1. Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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'.

Planning History

1. 12/00379/B is a current application which seeks permission to replace the front windows of the property.

Representations

1. Douglas Borough Council does not object to this application.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposed windows would comply with the guidance set out by Planning Circular 1/98 and in doing so preserve or enhance the Conservation Area.

1. The proposed windows are not readily visible from the highway and would have the same section and glazing bar configuration as the existing. This is in accordance with PC 1/98. It is judged that the proposal would not cause harm to the Conservation Area.

1. The Building Conservation Officer has reviewed the application and has no objections to the proposal.

Recommendation

1. Permit.

Party Status

1. The Local Authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d).

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.04.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 permission relates to the installation of replacement windows to the rear elevation of 7 Osborne Terrace, Douglas as shown by Location Plan, photo sheet, Proposed Elevation, Window Detail 3 and Window Detail 4 all received 22nd March 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 : 27-4-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager