Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. The application seeks approval for the installation of replacement windows in the front and rear elevations of a property in an area of predominantly offices. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 37 Nelson Street, Douglas which is a three storey building situated to the southern side of Nelson Street. The ground floor is retail premises with the above floors used for residential.

The Proposal

1. The application seeks approval for the installation of replacement windows in the front and rear elevations. The proposed windows would be uPVC top opening casements with a 50/50 split.

1. Also proposed is the installation of a new roof which would be finished with slate and a parapet wall with coping stone.

Planning History

1. The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Offices" identified on the Douglas Local Plan 1998. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.

1. General Policy 2

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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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;

Application No.:	12/00490/B
Applicant:	Mr Ashley John Harris
Proposal:	Installation of replacement windows and new roof
Site Address:	The Artist 37 Nelson Street Douglas Isle Of Man IM1 2AJ

d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.

1. Planning Circular 1/98

In an individual building, or group of buildings, whose principal elevations are readily visible from 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.

CONSULTATIONS

1. Douglas Corporation has no objections

ASSESSMENT

1. The existing windows are not the originals and are fairly worn and appear to be rotten. They are top opening casements with a 70/30 split; they do not have similar glazing sections to the originals.
2. Whilst the proposed windows would not have the original method of opening, they would have similar glazing sections to that of sliding sash given that they would have a 50/50 split. The replacement windows would also be top opening casements.
3. Given that the replacement windows would have similar glazing sections to the originals it is considered that they would enhance the character and appearance of the property in relation to the existing.
4. The proposed works to the roof and the smooth painted render would enhance the appearance of the property and would contribute to preserving the building.
5. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.05.2012

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 and new roof as shown in drawings 1, 2, 3 and 4 received 29th 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: 4/5/12

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