Planning Officer Report

Officer's Report

Application No.:	13/00230/B
Applicant:	Forest Homes Ltd
Proposal:	Window alterations to front and side elevations of dwelling
Site Address:	67 Derby Road Douglas Isle Of Man IM2 3EA
Case Officer:	Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Site

1. The application site is the curtilage of 67 Derby Road, Douglas which is an end of terrace property situated on the corner of Oxford Street and Derby Road. The ground floor has large shop front windows with no glazing bars. The other windows are framed in uPVC.

The Proposal

1. The application seeks approval for the installation of replacement windows in the ground floor. The windows would be uPVC framed casements which would have a 50/50 split and would be top hung, outward opening.

Planning History

1. The various previous planning applications are not considered to be specifically relevant to the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as “Predominantly Residential” identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider Planning Circular 1/98, which states in respect of buildings erected before 1921 and which have largely retained their original character:

“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 objection.

ASSESSMENT

1. The application seeks approval for the installation of replacement windows at ground floor level.
2. The proposed windows would not have the original method of opening, but given that the existing windows are not the originals the replacement is considered to be acceptable. The windows would have a centre transom and therefore would be similar in appearance to sliding sash.
3. Given that so many of the properties in the street scene have had replacement windows of a similar style and method of opening it is considered that the proposed development would not adversely affect the character and appearance of the street scene.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

PARTY STATUS

1. The local authority, Douglas Corporation 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 02.04.2013 Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 as shown in drawings 1023/PL01 and 1023/PL02 received 21st February 2013.

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 : 2-4-13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sonowet Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager