Planning Justification Statement
REMOVAL OF CONDITION 2 OF PA 07/01690/b TO ENABLE RETENTION OF BASEMENT LIGHTWELL WINDOW 14 MONA STREET DOUGLAS
At the time of PA 07/01690/B which, interalia, approved the installation of upvc windows with a traditional pattern of fenestration Kinnell Construction offered to change the shape of the basement lightwell window from a box to an angle design.
Subsequent consultations with the manufacturer Phoenix Window and the Senior Building Control Officer of DOLGE have established that his may mot be undertaken as it
- does not provide a safe means of exit for the basement flat (approved under PA (see letter dated 9 October 2006 from Mr K. Minto architect) as required under Building and Fire Regulations (see attached letter dated 25th February 2009 from Mr S. Rowaichi Senior Building Control Officer) as it could not be opened;
- could not be made weatherproof; and
- could not be practically supplied and fitted (see letter dated 12th February 2009) from Mr B. Logan Phoenix Windows).
The proposal is therefore to retain the existing upvc box shape window. There are two other lightwell windows of this shape in Mona Street (see Photographs). Upvc is the chosen material as it has been approved for the windows above and therefore the profiles will blend in with these. The dimensions in terms of overall width and depth and height at the wall side of the window are identical to that previously proposed and approved. There is no surface water drainage adjacent to this opening. Consequently the design will prevent the window well flooding as well as providing a safe means of exit in the event of fire.
The proposal will not cause demonstrable harm to the character and appearance of the Conservation Area whose Appraisal in respect of Mona Street states only that it was part of an area "laid out from 1854 to the designs of John Robinson" which "complete[s] the disciplined formal layout of Victorian terraces" and recognises that many buildings have been long neglected and are in need of further upgrading and enhancement. The latter having already been approved in respect of 14 Mona Street it is essential that the process is completed in a manner which fits in and complies with the relevant statutes.
It should be noted that as Kinnell Construction undertook the original work it has submitted the application. However ownership of the flat served by the proposed lightwell window has now passed to Mr D. Kneen to whom a copy of this application has been given. Mr J. Kinnell of Kinnell Construction still owns Flat 3 in 14 Mona Street Douglas.
