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15/00319/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00319/B Applicant : Stephen Edwin Moore Proposal : Installation of two replacement windows to rear elevation Site Address : 40 Demesne Road Douglas Isle Of Man IM1 3DY
Case Officer : Miss Melissa McKnight Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of No. 40 Demesne Road, a traditional three storey Victorian terraced building with roof accommodation sited on the north western side of Demesne Road in Douglas. The site also lies within Woodbourne Road Conservation Area.
2.0 THE PROPOSAL
2.1 The planning application seeks approval for the installation of two white UPVC framed 50/50 split bottom opening casements in replace of a timber framed sliding sash window and top opening casement on the rear elevation to the ground and first floor. The new windows would have a vent in the upper light.
3.0 PLANNING HISTORY
3.1 Previously, planning approval was granted 2007 under PA 07/00227/B for the installation of a new UPVC framed window in the dormer window.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies within the Woodbourne 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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;
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15/00319/B
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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 originals, but not necessarily the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection to the current planning application (21/04/2015).
6.0 ASSESSMENT
6.1. The fundamental issue to consider in the assessment of this planning application is the impact of the replacement windows on the appearance of the building as viewed within the street scene and the character and quality of the Conservation Area.
6.2 Given the position of the proposed windows at the rear of the existing building it is judged that the proposal will not have a harmful impact upon the visual amenity of the application building as viewed within the street scene of Demesne Road. The new proposed windows would also have a similar appearance to the windows on the second and third floor, albeit the inclusion of the vents, so there would be some uniformity on the rear elevation of the application building.
6.3 It is considered that the proposed new proposed windows would neither enhance nor preserve the external appearance of the building but they are at the rear and the guidance provides some flexibility in such conditions. It should be acknowledged that there is a mix of windows on the rear elevations of the buildings along Demesne Road and as previously mentioned the proposed windows would have a similar appearance to the existing windows in situ.
6.4 What is proposed under this scheme would not be out of keeping within the locality. It is therefore judged that the proposal will have a limited impact the exterior appearance of the existing building and would not be detrimental or harmful to the character and quality of the Conservation Area given the position of the proposal at the rear elevation.
6.5 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 pattern of glazing bars as the original method of opening, whatever the material used. Whilst the
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15/00319/B
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proposed windows do not have the same pattern of glazing bars as the originals as they lack a vertical external bar, the windows are at the rear which is not generally visible and where there are already windows of a similar appearance to those proposed and for that reason the proposal is deemed acceptable.
7.0 RECOMMENDATION
7.1 Overall, it is considered that the proposed replacement windows are acceptable and unobjectionable and as such it is recommended that the planning application be permitted.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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.
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This approval relates to Location Plan, Proposed window details and 3 x Photographs showing the existing rear elevation of the application building all date stamped as received 23rd March 2015.
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15/00319/B
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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 : 27.04.2015
Signed :...J CHANCE..
Jennifer Chance
Head of Development Management
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