Officer Report and Recommendation

Planning Officer Report And Recommendations {{table:19964}} Case Officer : Mr Steve Stanley Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to install replacement windows to a property located within Douglas.

The Site

1. The application site is the curtilage of 6 Thorny Road, Douglas, a mid-terrace, two-storey dwelling situated on the north eastern side of the street.

The Proposal

1. This application seeks approval for the installation of replacement windows to the front elevation of the building. The existing windows are timber sliding sash and it is proposed to replace these with uPVC sliding sash windows. The front elevation windows have arched heads and it is proposed to replicate these with the new windows. A single rear window would also be replaced with a casement window.

Development Plan Policies

1. The application site is located within an area of Douglas that is designated as being Residential use. The site is within the Selbourne Drive Conservation Area. Within the Isle of Man Strategic Plan, the following policy is judged to be relevant:

Environment Policy 35:

"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'.

'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'.

Planning History

1. The application site has been the subject of a previous application however this is not relevant to the consideration of this application.

Representations

1. There have been no representations received in response to this application.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposal would preserve or enhance the character and appearance of the Conservation Area.

1. The front elevation is the principal facade of the building. It is proposed to install uPVC sliding sash windows which would have arched heads to match the existing. This would accord with Planning Circular 1/98.

1. The rear elevation is not readily visible. It is proposed to install a replacement uPVC casement window in this elevation. This would have similar glazing bar pattern to the existing window. This is judged to be compliant with Planning Circular 1/98.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested 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 repalcement windows to front elevation and installation of a replacement window to rear elevation, 6 Thorny Road, Douglas as shown by Location Plan, Window Details and photographs all received 14th 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 : SoWouett Anthony Holmes Senior Planning Officer Signed : Sarah Corlett Michael Gallagher Director of Planning and Building Control Senior Planning Officer Signed : Jennifer Chance Development Control Manager