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                                                 15/00937/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 15/00937/B Applicant : Mr Alan Williamson Proposal : Installation of replacement ground floor bay windows Site Address : Flat 1 24 Demesne Road Douglas Isle Of Man IM1 3DY Case Officer : Miss Melissa McKnight 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 Flat 1 Demesne Road, a ground floor flat located within a three storey building with roof accommodation sited on the north western side of Demesne Road, Douglas. The site also lies within Woodbourne Road Conservation Area. 2.0 THE PROPOSAL 2.1 The current planning application seeks approval for the replacement of the existing bay windows with new white PVC framed casement windows. The existing windows are white PVC casements and the replacement would be like-for-like in all aspects. 3.0 PLANNING HISTORY 3.1 No. 24 Demesne Road was granted planning approval in 1989 under PA 89/01243/B for the conversion of terraced house into 3 self-contained flats. 4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies 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: (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;

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                                                 15/00937/B
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(g) does not affect adversely the amenity of local residents or the character of the locality; 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." 4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "If the original windows are in place they should preferably 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. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction." 5.0 REPRESENTATIONS 5.1 At the time of writing there have been no written representations made regarding the current planning application. 6.0 ASSESSMENT 6.1 The fundamental issue to consider in the assessment of this planning application is the impact of the replacement windows on the appearance of the building as viewed within the street scene and the character and quality of the Conservation Area. 6.2 Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. Therefore it is imperative that the proposed new windows are an improvement over the existing or at least preserve the character and quality of the area as well as the building itself. Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening as the originals. 6.3 The existing windows are not the original and there is no planning history relating to the installation of the windows currently in situ. This is also the case for No. 22 Demesne Road that has UPVC casement windows installed. It is unfortunate that this is the case but nevertheless, the new proposed windows would replicate the appearance and opening method of the existing windows and it is therefore deemed that the proposed windows would preserve the appearance of the building and Woodbourne Road Conservation Area. 7.0 RECOMMENDATION 7.1 For the reasons set out above, the planning application is recommended for approval. 8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

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                                                 15/00937/B
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(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considered material; (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 14.09.2015 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.

This proposal relates to REF:1, 2 and 3 all date stamped as received 14th August 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date; 16.09.2015 Determining officer Signed :...C BALMER...

Chris Balmer Senior Planning Officer Signed :...S CORLETT... Sarah Corlett Senior Planning Officer