Planning Officer Report Recommendation

Application No.: 09/01527/B Applicant: Waterworks Ltd Proposal: Installation of replacement windows Site Address: 3 Clarke Street Douglas Isle Of Man IM1 1BX ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents the residential curtilage of 3 Clarke Street which is an existing terrace dwelling situated at the south western side of Clarke Street in Douglas. The property leads from Peveril Street (to the south west), fronts onto Fairfield School and is bordered by Clarke Street Lane to the rear.

The Proposal

This planning application is seeking approval to replace the existing timber front and rear elevation windows with uPVC top opening casements.

Planning Status

The application site is located within an area of "Predominantly Residential Use" 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;
• (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

There are no previous planning applications to be considered in the assessment of this current planning application.

Representations

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

Assessment / Recommendation

It is concluded that as the property is not located within a Conservation Area and as there are similar uPVC windows located within the street scene, it is considered that the proposal would be acceptable as it would have no adverse impact on the visual amenities of the locality or the character of the surrounding townscape.

As such, it is judged that the proposed development would comply with General Policy 2 of Isle of Man Strategic Plan 2007, and it is recommended 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 Drawing 1112 and Photograph received on 17th September, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 :

Signed : Senior Planning Officer