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15/00836/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00836/B Applicant : Mr Michael & Mrs Victoria O'Donnell Proposal : Installation of replacement windows to front elevation of dwelling Site Address : 10 Wesley Terrace Douglas Isle of Man IM1 3HF
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 10 Wesley Terrace, a two storey mid terraced dwelling sited on the northern side of Wesley Terrace in Douglas. The site also lies within the Woodbourne Road Conservation Area.
2.0 THE PROPOSAL
2.1 This current planning application seeks approval for the replacement of the top three existing UPVC windows with three of the same.
2.2 The description on the application form states casement windows, however from the site visit is clear that they are top hung awning windows. A casement is a window that is attached to its frame by one or more hinges and is usually hinged at the side. As the forms state like for like it has been assumed that the application is for awning windows in the style of the sliding sash, as shown in the submitted plans.
3.0 PLANNING HISTORY
3.1 There is no planning history for this dwelling.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Douglas Local Plan 1998. The application site is within the Woodbourne 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:
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15/00836/B
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(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."
Paragraph 6 of Planning Circular 1/98 states that "If the original windows are in place they should preferable 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."
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection to the current planning application. 18.08.15
6.0 ASSESSMENT
6.1 Environment Policy 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.
6.2 The use of UPVC in the area is not uncommon as there are a number of dwellings with both UPVC framed windows and doors within the street scene and wider area. The majority of the windows have been replaced at some time with UPVC awning windows in the style of sliding sash, although there are at least three properties (nos 16, 4, 14) which have retained actual sliding sash windows.
6.3 Whilst it is clear that these properties would have originally had sliding sash windows, it is considered that the proposed replacement of existing top hung awning windows with the same style windows would not detract from the appearance of the main dwelling. The new windows proposed under this scheme are considered acceptable and are not judged to detract from the existing appearance and character of the dwellinghouse or Woodbourne Road Conservation Area.
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 2007 and as such 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 in the subject matter of the application to take part in any subsequent proceedings relating to the
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15/00836/B
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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: 24.08.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
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This approval relates to Location Plan, Elevation Plan and proposed window details and photograph showing the existing windows all date stamped as received on 24 July 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted
Date : 25.08.2015
Determining officer
Signed : M GALLAGHER.
Michael Gallagher
Director of Planning and Building Control
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