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The application site represents the curtilage of 23 Demesne Road in Douglas. The building is a large, semi-detached Victorian property, which is currently divided into residential flats.
Proposed is the installation of replacement windows to the front elevation.
The existing windows to the front elevation are painted timber sliding sashes with a 50/50 split. The proposed windows are upvc sliding sashes with a 50/50 split.
This application for sliding sash windows has been submitted following the refusal of a previous application (PA 10/01653/B) for casement windows.
The following previous planning applications for the application site are considered relevant in the assessment and determination of this application;
10/01008/B – Permitted 23/08/10
Installation of replacement windows to rear elevation.
10/01653/B – Refused 11.01.11
Installation of replacement windows to front elevation.
Reason for Refusal The replacement windows would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Policy 6 of Planning Circular 1/98; in that the windows would fail to replicate the original method of opening or arched heads, and as such the replacement windows would fail to preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the street scene.
In addition to this, Demesne Road has a history of planning applications for replacement windows. The following previous planning applications for neighbouring properties have been granted decisions since the adoption of the Isle of Man Strategic Plan in 2007 and are considered relevant in the assessment and determination of this application;
12 Demesne Road; 08/00847/B – Deemed Withdrawn 29/08/08 Installation of replacement windows on front elevation.
25 Demesne Road; 09/00989/B – Refused at Appeal 27/10/09 Installation of replacement windows to front elevation.
(The existing windows subject to this application were sliding sashes and the proposed were casements).
Reason for Refusal; The windows proposed to be installed to the front elevation of the property, having casement openings as opposed to sliding sash, would fail to preserve or enhance the character of the Peel [sic] Conservation Area, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2007. 09/01750/B – Approved 31/12/09 Installation of replacement windows to front elevation.
(The existing windows subject to this application were sliding sashes and the proposed were sliding sashes).
29 Demesne Road; 07/01950/B – Approved 10/01/08 Installation of replacement windows and rear door.
(The windows subject to this application were to the front bay and rear elevations of flat 2. The existing windows to the front were sliding sashes and the proposed were casements).
The application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is located within the Douglas (Woodbourne Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
CONSULTATIONS
Douglas Corporation have no objection to the proposal. REPRESENTATIONS No written responses have been received from the general public.
The site is located with the Douglas (Woodbourne Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The original painted timber sliding sash windows have remained in place in the front elevation. The windows to the rear elevation have planning approval for their replacement with white upvc casements under PA 10/01008/B. It is now proposed to replace the windows to the front elevation with upvc sash windows.
A previous application for upvc casement windows was refused (PA 10/01653/B), due to the different method of opening and the lack of arched details in some of the window heads. Policy 6 from Planning Circular 1/98 does not oppose the proposed upvc material in Conservation Areas.
I researched the planning history of windows in Demesne Road. This revealed that with the exception of the bay windows of no. 29, none of the buildings in the street have been granted planning permission for the replacement of sliding sashes with casements to their front elevations, since the adoption of the Isle of Man Strategic Plan in 2007. In addition to this, the adjacent property (no. 25) was refused permission for casement windows under PA 09/00989/B, but approved permission for sliding sashes under PA 09/01750/B.
In terms of this current proposal, the submitted elevation drawing is the same as that submitted as the existing elevation under PA 10/01653/B. The drawing clearly states that the proposed windows would be sliding sash, but I am concerned that it is unclear whether the arched heads to the windows would be replicated. These are an important feature of the property and an element of the Conservation Area which it is important to preserve, in accordance with Environment Policy 35. The adjoining property (number 25) has white upvc sliding sash windows, which have faithfully replicated the arched heads of the window openings. Putting the issue of the shape of the proposed window heads aside, the proposed windows would be sliding sashes with a 50/50 split and two over two panes. The frame division and method of opening of the windows would therefore replicate the originals. It is considered that this application could be approved, but conditioned as such to ensure that the arched window heads are faithfully replicated.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted Date of Recommendation: 04.03.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This application relates to the installation of replacement windows to the front elevation, as shown in the site/location plan and drawing of the front elevation, date stamped 31 January 2011.
C 3. The replacement windows must be in a pattern identical to the originals, in terms of method of opening and glazing pattern (i.e. 50/50 split sliding sashes). The arched window heads must be faithfully replicated in the window frames.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 2 14/3/11
Signed : Senior Planning Officer
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