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15/00533/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00533/B Applicant : Mr John Malcolm Watson Proposal : Installation of replacement windows to front elevation Site Address : 3 Windsor Terrace Douglas Isle of Man IM1 3LU
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 09.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is No. 3 Windsor Terrace, Douglas, which lies adjacent to Crellins Hill and the Manx Museum. The site comprises of a row of three storey early Victorian town houses displaying a mixture of original timber sliding sashes and later (pre-Conservation Area status) uPVC windows. Whilst the elevations backing directly onto Windsor Road are notable for their original period features, the front elevations overlooking St Thomas's church and the promenade are exceptional for their neoclassical columned facades and cast iron balconies, though not readily viewed from that perspective.
2.0 THE PROPOSAL
2.1 The application seeks approval for the installation of replacement windows to the front elevation. The replacement windows would be uPVC sliding sash windows which would replace the existing timber sliding sash windows.
3.0 PLANNING HISTORY
3.1 The application site has been the subject of two previous planning applications:
13/91347/B - Installation of replacement windows and door to rear elevation - APPROVED 13/91349/B - Installation of replacement windows to front elevation - WITHDRAWN
4.0 DEVELOPMENT PLAN POLICIES
4.1 The application site is within an area zoned as Residential identified on the Douglas Local Plan 1998. The site lies within the Upper Douglas, Windsor Road Conservation Area designated in 2003.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polies that are considered specifically material to the assessment of this current planning application:
4.3 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
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normally be permitted, provided that the development complies with the relevant part which are as follows:
(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;
4.4 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".
4.5 Planning Circular 1/98 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 CONSULTATIONS
5.1 There were no representations received at the time of writing.
6.0 ASSESSMENT
6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.3 Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. The replacement of the existing windows and door on the front elevation to UPVC framed sliding sash are not considered to have a harmful and damaging impact on the appearance of the Conservation Area or the street scene of Windsor Terrace given the several other dwellings in the vicnity appear to have replacement windows. The windows would replicate what exists therefore the development is deemed acceptable.
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. As the proposed front elevation windows would replicate the original method of opening it is
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concluded that the planning application is in accordance with the provisions of Planning Circular 1/98.
6.3 Regarding the proposed replacement windows, whilst it would be preferred to replace all the windows with timber sliding sash windows within Conservation Areas, it has been accepted by the Planning Authority that the method of opening is the most important aspect and the material is secondary. The majority of the existing windows are timber sliding sash and the proposal would replace these with uPVC sliding sash windows.
6.4 The applicant has indicated that the windows would be of a slim line design, to ensure the windows have the appearance of timber in there thickness. However as this level of detail is considered important a condition has been imposed inorder to control this.
6.5 Therefore, it is considered the replacement of the existing windows with uPVC sliding sash windows would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
7.0 RECOMMENDATION
7.1 For the reasons given, the proposals is considered to comply with the relevant polices of the Strategic Plan and Planning Circular 1/98 and therefore recommended for approval.
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 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.
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15/00533/B
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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 Plan, Front Elevation Plan showing location of windows, photograph and window manufacturer details all date stamped as received on 15th May, 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 : 17.06.2015
Determining officer (delete as appropriate)
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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