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Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The site is the curtilage of an existing three storey property which lies on the western side of Drury Terrace which is part of the Broadway - Ballaquayle Road route. The dwelling is a mid terrace dwelling amid a row of almost identical but stepped properties. Some have their original iron railings around the first floor bay and others have been removed and one replaced with a concrete balustrade. The terrace is a range of colours and all the properties have sliding sash windows.
2.1 Proposed is the installation of replacement windows in the front elevation in the form of sliding sashes framed in uPVC and with no subsidiary glazing bars to match the existing. Details are provided of curved headed windows which would be appropriate in the first floor of the property where the window apertures are of this shape.
3.1 Planning approval was refused for the conversion of the property to a day nursery and was refused.
3.2 Also relevant is PA 12/01170 which proposed the installation of replacement sliding sash windows at number 1 and was approved.
4.1 The site lies within an area of Predominantly Residential land use on the Douglas Local Plan of 1998. The site also lies within the Ballaquayle Conservation Area. Planning Circular 1/98 which provides advice on the replacement of windows and states the following which is relevant in this case:
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 originals, but not necessarily the original method of opening, whatever the material used in the construction."
| Application No.: | 14/00728/B |
| Applicant: | Miss Natalie Louise Grib |
| Proposal: | Installation of replacement windows to front elevation |
| Site Address: | 5 Drury Terrace Douglas Isle Of Man IM2 3HY |
4.2 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.1 Douglas Borough Council indicate that they do not oppose the application.
6.1 As the property lies within a Conservation Area it is important that any changes to the building conserve and if possible enhance the appearance and character of the building. In this respect, the installation of sliding sash windows, even though the frame material is not the original timber, will achieve the preservation of the character of the property and be consistent with the decision taken in respect of number one.
6.2 The applicant has had significant discussion with the Conservation Office of this Department who have confirmed that the frame of the window must match that of the aperture in which the window is to be installed. As such the applicant has reluctantly agreed to install curved headed framed sliding sashes. She is concerned at the additional cost with no grant assistance available to help with this and the fact that identical windows have been installed at number 1 - PA 12/01170. The report and decision does not refer to the curve of some of the window heads and as such what was installed was a flat headed window with the curved area above filled in.
6.3 In meeting with the applicant to explain our preference for frames which match the aperture, the Conservation Assistant has explained the lack of detail in the application and the decision and that in order to replicate the existing as is required by the policy the new windows ought to have curved heads. The applicant has agreed to this.
6.4 As such the proposal complies with the Department’s policies and is recommended for approval.
7.1 The local authority, Douglas Borough Corporation are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.
Recommended Decision: Permitted Date of Recommendation: 21.07.2014 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 approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. Notwithstanding the 'X' on the submitted brochure that shows a standard sash window, this approval relates to the installation of a 'Swept Head' sliding sash windows where the shape of the new window matches that of the aperture in which they are to fit.
REASON: to protect the character of the property which lies within a Conservation Area.
This approval relates to the drawings and information received on 16th June, 2014 as updated by the email from Stephen Maguire to Sarah Corlett dated 21 July 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 25/7/14
Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Jennifer Chance Head of Development Management
| Application No.: | 12/01170/B |
| Applicant: | Chris Norman Enterprises Ltd |
| Proposal: | Installation of replacement windows |
| Site Address: | White House 1 Drury Terrace Douglas Isle Of Man IM2 3HY |
| Case Officer: | Mr A Holmes |
| Photo Taken: | 04.09.2012 |
| Site Visit: | Officer Delegation |
| Expected Decision Level: | 3rd. Conf. 3rd. Conf. 3rd. Conf. |
"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:
Environment 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."
"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".
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.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 sliding-sash windows, as shown in drawing no. 137/01/01 and 137/01/03, both received on 20th August 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: ...
Signed: ... Chris Balmer
Senior Planning Officer
Signed: ... Michael Gallagher
Director of Planning and Building Control
Signed: ... Jennifer Chance
Head of Development Management
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