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1.1 The application site is the residential curtilage of 7 Osborne Terrace, a four storey mid terraced dwelling sited on the northern side of Osborne Terrace with the rear elevation facing Cambridge Terrace, Douglas.
1.2 The application site is within the Windsor Road Conservation Area with the terrace characterised by four storey dwellings of similar form, appearance, design and layout.
2.1 The proposal comprises the replacement of the rear elevation windows with white PVC framed sliding sash windows with external Georgian glazing bars to match the existing.
2.2 The existing windows in place are timber framed sliding sash with traditional Georgian glazing bars.
3.1 The application site has been the subject of two previous planning applications that are considered specifically relevant to the assessment of this current planning application and were both granted planning permission:
PA 12/00451/B: Installation of replacement windows to rear elevation
PA 12/00379/B: Installation of replacement windows
3.2 No. 2 Osborne Terrace has been the subject of two previous planning applications that are considered specifically relevant to the assessment of this current planning application and were both granted planning permission:
PA 11/00034/B: Installation of replacement windows to front elevation
PA 95/00140/B: Replacement of windows
3.3 No. 3 Osborne Terrace has been the subject of two previous planning applications which were granted planning permission and are considered specifically relevant to the assessment of this current application:
PA 12/00450/B: Installation of replacement windows to rear elevation PA 12/00378/B: Installation of replacement windows to the front elevation 3.4 No 6 Osborne Terrace has been the subject of one previous planning application that was granted planning permission and considered specifically relevant to the assessment of this current planning application:
PA 09/00452/B: Alterations, installation of replacement windows and balcony
4.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application is within the Windsor Road Conservation Area. 4.2 In terms of strategic plan policy, 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:
Environmental Policy 35 states: "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." 4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 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 readily 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 original method of opening, whatever the material used in the construction." 5.0 REPRESENTATIONS
5.1 At the time of writing there have been no written representations made regarding the current planning application.
6.1 Given the nature of the planning application it is imperative to consider the impacts of the replacement windows on the Windsor Road Conservation Area and street scene of Cambridge Terrace. 6.2 Environment 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development. It is judged that the replacement of the existing windows with UPVC sliding sash windows would not be detrimental or harmful to the character or appearance of the Conservation Area. As the new proposed windows are to replicate the appearance and opening method of the existing windows, albeit material to be used; it is deemed that the proposed windows and door would preserve the appearance of the dwelling and cause no adverse impacts. 6.3 Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening as the originals and windows not readily visible from the public thoroughfare must have the same or similar glazing bars as the original method of opening, whatever the material used. As the proposed windows would replicate the original method of opening and glazing bar pattern it is concluded that the planning application accords to the provisions of Planning Circular 1/98. 6.4 There are a number of properties within the Cambridge Terrace locality that have UPVC windows installed. The proposed windows are not considered detrimental or harmful and judged to be an appropriate form of development.
7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and the provisions of Planning Circular 1/98: The Alteration and Replacement of Windows Part 6 Category b. 7.2 It is recommended that the planning application be permitted.
8.1 The local authority is, Douglas Borough Council, 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.
Recommended Decision: Permitted
Date of 13.05.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval for the installation of replacement windows to the rear elevation relates to drawings titled REF: 1, REF: 2 and REF: 3 all date stamped 11th April 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 : .....14.5...1.3. Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Sianed: Jennifer Chance Development Control Manager
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