Officer Planning Report Recommendation

Application No.: 09/00430/R Applicant: Ms Ann Louise Logan Proposal: Installation of replacement windows and dormer alterations Site Address: - 4 Railway Terrace - Douglas - Isle Of Man - IM1 4LT ### Considerations Case Officer: Mr Gary Barr Photo Taken: - Site Visit: - Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose. Consultee: Douglas Corporation Notes:** No objection

Officer's Report

The Site

The application site represents the existing residential curtilage of 4 Railway Terrace which is a two-storey mid-terrace property. The dwelling is located to the south of Peel Road and fronts south onto the Isle of Man Railway line in Douglas.

The Proposal

This retrospective planning application is seeking approval for the replacement of the previous wooden windows with uPVC windows to the front and rear elevations.

Planning Status

The application site is located within an area of Residential Use identified under the Douglas Central Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, General Policy 2 is considered relevant and 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;

11 May 2009 09/00430/R Page 1 of 3

• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following previous planning application should be considered relevant to the assessment of the current planning application:

PA 06/01553/B - Erection of a single storey extension to rear elevation - Permitted

Representations

The Douglas Corporation have no objection with the proposed development. The Department of Transport Highways Division do not oppose the proposal.

Assessment / Recommendation

The property is not located within a conservation area and with both casement and sliding sash windows already in place the proposed alterations to the windows would be acceptable. The design and material used would be in-keeping with numerous properties a long Railway Terrace and Peel Road which would protect the visual amenities of the locality.

As such, it is judged that the proposed development would comply with General Policy 2 of Isle of Man Strategic Plan 2007 and is considered that this planning application should be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division Douglas Corporation

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : 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 submitted Location Plan and Photographs x8 all received on 13th March, 2009.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : May 2009

Signed : Senior Planning Officer