Loading document...
Application No.: 15/00834/B Applicant: Amelia Ventures Limited Proposal: Installation of replacement windows to front elevation (amendment to windows approved under PA 15/00313/B) (retrospective) Site Address: Merchants House 24 North Quay Douglas Isle Of Man IM1 4LE Case Officer : Mr Edmond Riley Site Visit: 16.07.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the building known as Merchants House, situated on North Quay in Douglas. It is a fairly imposing building of three storeys, and with a well-proportioned frontage attractively decorated with consistent render detailing around windows and doors, at eaves level and in the form of prominent pilasters. The building is in active use and a good state of repair. It has identical windows throughout, in the form of white plastic uPVC-framed sliding sash units; the transoms are quite thin, and the windows do not have decorative horns nor the glass glazing bars. The windows, despite their opening style, are perhaps the least successful element of the building. - 1.2 The site is in a prominent position on North Quay and within the Conservation Area of the same name.
2.0 THE PROPOSAL AND PLANNING HISTORY - 2.1 Full planning approval is sought for the replacement of the windows throughout the front elevation with white uPVC sliding sash units. These would be identical to those currently in situ in terms of glazing bar arrangement, although the transoms would - at 48mm - be more robust than those currently in place, and decorative horns are also proposed. Full scale drawings have not been provided, but small scale details of the opening mechanisms have been, while the applicant has clarified that the windows to be installed would have no glazing bars. The applicant has also stated that the finish would be of a smooth white as shown in the submitted catalogue. - 2.2 The application is, technically, retrospective. Planning approval was granted for replacement windows earlier in the year (PA 15/00313/B) for an essentially identical application, but the applicant identified that the window frames would have a 'woodgrain white' finish. A condition to that effect was added to the approval notice for the avoidance of doubt. However, the windows installed actually had the smooth finish for which approval is now sought. Although the applicants were advised that enforcement action was unlikely to be taken in respect of this, they understandably felt it appropriate to formally regularise the situation.
3.0 PLANNING STATUS - 3.1 The site's location within an area of "Mixed Use - Town Centre" on the Douglas Local Plan, as well as the North Quay Conservation Area, is such that the proposal needs to be assessed against General Policy 2 and Environment Policy 35 of the Strategic Plan, as well as Circular 1/98 - The Alteration and Replacement of Windows.
4.0 REPRESENTATIONS - 4.1 Douglas Borough Council offered no objection on 19.08.2015.
5.0 ASSESSMENT - 5.1 As noted, the existing building is handsome, with perhaps its weakest link being the inappropriate window frames. Although they are of an appropriate opening style, their size and lack of ornamental features detracts from the building as a whole. - 5.2 While it is not known what the original opening style or glazing pattern would have been, it is reasonable to assume sliding sash. The sliding sash units proposed are of a more robust and solid appearance. They reflect a traditional opening method and, although bereft of glazing bars, would still result in a visual enhancement to the building and the Conservation Area in which it sits. While a woodgrain finish would be preferred, this is not considered reason enough to object to the proposal. In addition, the proposed decorative horns are welcomed and, overall, the proposal represents an improvement over the existing windows. - 5.3 It is therefore considered that the proposal complies with the relevant policies of the Development Plan and associated Circular.
6.0 RECOMMENDATION - 6.1 For the reasons outlined above, it is recommended that planning approval be granted. Since the works have been carried out, no time limit condition is considered necessary to attach in this case.
7.0 INTERESTED PERSON STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 28.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. C 2. For the avoidance of doubt, the colour / finish of the windows to be installed shall be 'Smooth White' as shown on page 9 of the submitted Synseal catalogue, date-stamped as having been received 1st May 2015.
Reason: In the interest of the character and amenity of the building and Conservation Area in which it sits. The approval hereby issued relates to the plans and information date-stamped as having been received 23rd July 2015. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management. Decision Made : Permitted Date : 01.09.2015 Determining officer Signed :…………J CHANCE…….. Jennifer Chance Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown