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15/00532/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00532/B Applicant : Mr John Watson Proposal : Installation of replacement windows and inclusion of French door to front elevation Site Address : Flat 1 7 Osborne Terrace Douglas Isle of Man IM1 3LH
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 09.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the flat 1 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.
2.0 THE PROPOSAL
2.1 The proposal comprises the replacement of the front elevation window at ground floor with white PVC glazed patio door and surrounding frame and glazed window panels. The current window opening will remain the same width and the side window panels will remain the same size. The proposed door extends 400mm downwards out of the existing aperature to two steps.
2.2 The existing windows in place are 3 part timber framed, with mid part sliding sash and fixed surrounding glazing panels.
3.0 PLANNING HISTORY
3.1 The building in which the application site is located 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 13/00437/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:
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15/00532/B
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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 which is considered specifically relevant to the assessment of this current planning application:
PA 09/00452/B: Alterations, installation of replacement windows and balcony
4.0 PLANNING POLICY
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."
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.
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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.
6.0 ASSESSMENT
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 window with slimline white PVC glazed patio door and surrounding frame and glazed window panels would not be detrimental or harmful to the character or appearance of the Conservation Area.
6.3 The window the subject of the proposed alterations is set back from the public highway by about 20m and is not readily visible from the road.
6.4 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.
6.5 This proposal in essence seeks the replacement of the middle part of the window, which is sliding sash, with a patio door and therefore does not strictly comply with the requirements of Planning Circular 1/98. However on balance as the proposal reflects the design of the main door to the property, with a fanlight and the side panels will remain and given that it is not readily visible from the public realm it is consider the proposal will not have a negative effect on the character and appearance of the Conservation Area.
6.4 There are a number of properties within the Cambridge Terrace locality that have UPVC windows installed. The proposed windows and door are not considered detrimental or harmful and judged to be an appropriate form of development.
7.0 RECOMMENDATION
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.
7.2 It is recommended that the planning application be permitted.
8.0 PARTY STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest
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15/00532/B
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in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.06.2015
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.
C 2. For the avoidance of doubt, planning permission has only been granted for slim line (REHAU Heritage or similar) sliding sash windows to be installed to all windows (except dormer window) within the front, side and rear elevations of the building. Furthermore, the window pattern of each window is required to replicate the existing window patterns, which includes all Georgian glazing bars forming the window panels being externally stuck.
Reason: In the interest of the visual amenities of the individual building, the street scene and the Conservation Area
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This approval relates to Location/Site Plan, Existing Elevation , Proposed Elevation, photograph and window manufacturer details all date stamped as received on 15th May, 2015 and email dated 9th June 2015.
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 :
Determining officer (delete as appropriate)
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15/00532/B
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Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher.
Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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