Planning Officer Report

Planning Officer Report And Recommendations {{table:19841}} Case Officer: Mr Jamie Leadbeater Photo Taken: 30.05.2012 Site Visit: 30.05.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a three storey Victorian terrace dwelling on Princes Street, Douglas. The site does not fall within a Conservation Area. The street is narrow and the front elevation faces similar terraced properties. The application property has a smooth render painted facade which incorporates original sliding sash timber framed windows.

1. The adjoining properties are similar in style and finish, one, number17 has plastic-framed casement windows in the front elevation and the other, number21 has its original timber framed sliding sashes. The street-scene on both sides, however, has a varied appearance in terms of window design which has approximately half having their original sliding-sash openings where as the other half have top-opening outward-opening UPVC casements. Other more modern designs are also present on a small number of properties.

The Proposal

1. Proposed is the installation of UPVC framed, top-hung outward opening replacement windows on front elevation. The windows will replace the existing timber framed sliding-sash windows on the front elevation.

Planning History

1. Whilst the application site has not been the subject of any previous planning applications, neighbouring properties have, four of which are considered specifically material to the assessment of this current planning application:

10/01762/B – Flat 1, 15 Princes Street, Installation of replacement windows – Permitted. 08/01918/B – 21 Princes Street, Installation of 4 roof lights – Permitted. 00/02284/B – 14 Princes Street, Installation of UPVC windows – Permitted. 00/02281/B – 16 Princes Street, Installation of UPVC windows and door – Split decision (windows approved). 00/01030/B – 17 Princes Street, Installation of replacement windows – Permitted.

99/02377/B – 15 Princes Street, Installation of replacement UPVC windows – Permitted. 98/00887/B – 22 Princes Street, Installation of UPVC windows – Permitted. 96/01282/B – 18 Princes Street, Installation of UPVC windows – Permitted.

Planning Policy

1. The application site is designated as for Predominantly Residential use in the Douglas (Central Area) Local Plan 1998. 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' includes Policy c) which relates to buildings erected before 1921 that largely retain their original character but do not fall within a Conservation Area and is not a Registered Building. The policy states for buildings in urban settings:

"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".

Representations

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

Assessment

1. The current windows appear to be the originals and the application property as a whole largely retains its original character. This is a judgement shared by the Conservation Officer. Consequently, this is fundamental in considering which policy to apply from the relevant Planning Circular 1/98 to assess the proposal.

1. Subsequently, the relevant policy in Planning Circular 1/98 requires replacement windows to retain the same opening-method and similar glazing bar pattern – however, the proposed windows do not meet both of these requirements. The proposed windows do attempt to retain a similar glazing bar pattern, but not the same opening-method – the proposed being top-opening casements as opposed to sliding sash. As such, it is not considered the proposal would comply with the provisions of Policy C in Planning Circular 1/98.

1. However, having reviewed the planning history of Princes Street, it is deduced the street-scene has significantly evolved as a result of replacing windows without permission which has resulted in development uncharacteristic of its original form in terms of windows. Subsequently, when considering the impact of the proposal on the streetscene, it is not considered it would be out of keeping with its present character and as such complies with the relevant provisions of General Policy 2.

1. Overall, whilst it is recognised the proposal does not fully accord with Planning Circular 1/98 and would be a change from the original character of the application property, on balance, it is considered the proposal is acceptable as it would not be out of keeping with the existing streetscene. As such, it is not considered the proposal would adversely affect public amenity and is therefore 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:	15.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 windows to front elevation as shown in the 1:50 scale proposed front elevation drawing received on 10 May 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 : 18/6/12

Determining officer (delete as appropriate)

Signed : [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control

Signed : [Handwritten signature] Sarah Corlett Senior Planning Officer

Signed : [Handwritten signature] Jennifer Chance Development Control Manager