Planning Officer Report

Officer's Report

Application No.:	12/00650/B
Applicant:	Mr Scott Hamer
Proposal:	Installation of replacement windows to front elevation
Site Address:	12 Queens Avenue Douglas Isle Of Man IM1 4DA
Case Officer:	Mr Jamie Leadbeater
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of a two storey Victorian terrace dwelling on Queens Avenue, Douglas. The building has a distinctive dormer window protruding from the front half of its pitched slate roof and a ground floor bay window on the front elevation which has a smooth render finish and incorporates timber framed sliding-sash windows on all floors. The application site is located in the Woodbourne Road Conservation Area. The front elevation of the property overlooks a communal Victorian style park and a similar set of Victorian terraces dwelling beyond it.

The Proposal

1. The proposal comprises the replacement of all windows like-for-like on the front elevation of the property.

Planning History

1. The application site, and the adjacent property, have been the subject of a number of previous planning applications, four of which are considered specifically material to the assessment of this current planning application:

08/00329/B - Installation of replacement windows – Approved.

05/92425/B - Conversion of basement to a granny flat, re-roofing and re-rendering exterior and installation of replacement windows – Approved.

02/00447/B - Installation of uPVC sliding sash windows to replace existing to front elevation, 11 Queens Avenue – Approved.

98/01564/B - Installation of uPVC windows to replace existing, 11 Queens Avenue – Refused.

Planning Policy

1. The application site falls within an area designated for Predominantly Residential Use in the Douglas (South) Local Plan 1998. There are no policies that accompany the local plan, which are considered specifically material to the assessment of the planning application.

1. 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:

"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".

Environment Policy 35 states:

"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.

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

1. Douglas Borough Council has no objection to the proposal.

ASSESSMENT

1. The proposed replacement windows replicate the existing opening method and glazing bar pattern of the existing windows and will also be constructed from timber, which is the same material used in the construction of the existing. Subsequently, the proposed windows meet the requirements of Policy B in Planning Circular 1/98. From a wider perspective, the windows will contribute positively towards retaining and enhancing the original character of the application property and Conservation Area, and as such the proposal is considered to comply with the provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007.

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: 11.06.2012

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 approval relates to the installation of sliding-sash opening 50/50 proportion timber framed windows as shown in the 1:100 scale proposal drawing and 1:1250 scale Location Plan, both received on 30 April 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: 12.12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance

Director of Planning and Building Control Development Control Manager

Director of Planning and Building Control Development Control Manager

12 June 2012

12 June 2012