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The property 13-15 Empress Drive, Douglas, is part of a row of four storey terraced properties (end terrace) which is located on the western corner of Empress Drive and west of the Central Promenade
The site has been zoned under the Douglas Local Plan Order 1998 as being within a mixed use area; specifically tourism, office and residential use; the property is also within the Douglas Promenades Conservation Area.
The application proposes the installation of uPVC casement windows to replace existing on front elevation to all floors of the property (ground, 1st, 2nd & 3rd floors). The existing windows are painted timber casement windows, which the majority are set within bay windows. At ground floor level and first floor level the upper windows within the bay windows have a coloured square glazed pattern.
The Douglas Corporation has considered the application and has no objection.
We have received no privately written representations objecting to the application.
The property is within a Conservation Area and therefore extra consideration must be taken to retain and enhance the area. Under the Guidelines set out, if a property is within a Conservation Area it would be preferred the existing windows should be refurbished, if practical, or, if necessary, replaced with wooden-framed windows (or uPVC, although no possible grant would be possible) which match the existing in all respects.
The proposed uPVC casement windows would match the existing design of the existing. The only concern I have would be the loss of the coloured squared leaded design windows within the top windows of the bays windows at ground floor level and first floor level. Therefore a condition should be added to retain or copy the existing design panels of the proposed windows.
I have consulted with the Conservation Officer who has some concern of the applicant's installation uPVC frames which would mean an increase in the width of the existing frames. However there are a number of similar properties in the area with have benefited from an approval to install similar windows. It is my belief that as the design of the existing windows (casement) are to be retained but only the material to be used would be different, the proposals would not have a detrimental impact to the property or that of the Conservation Area is warrant a refusal on these grounds.
For these reasons the proposals would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Douglas Corporation Highways Division
Recommended Decision: Permitted
Date of Recommendation: 28.06.2006
C : Conditions for approval
27 July 2006 06/00698/B Page 2 of 3
N : Notes attached to conditions R : Reasons for refusal
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 documents and drawing 600698-01 all received on 11th April 2006.
C 3. As the property is within the Douglas Promenades Conservation Area, the Planning Approval hereby given includes that any replacement windows to the front elevation of the bay windows at ground floor and first floor, must include the exact coloured squared leaded glazing bar configuration for that particular existing window.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 2/8/06
Signed : M. I. McCauley Director of Planning and Building Control
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