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The application site represents the curtilage of 4 Windsor Terrace in Douglas which is an existing three storey terraced property and located in an area of Victorian style dwellings.
The application seeks approval for the replacement of two roof lights and two timber framed side hung windows to the third floor front elevation of the property. Also, it seeks approval for two additional timber sliding sash windows to the south elevation of the dwelling.
The application site is located within a Conservation Area and within an area of "Residential Use" on the Douglas Local Plan (South) adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal;
"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".
General Policy 2 is also 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:
Planning Circular 1/98 - The Alteration and Replacement of Windows states:
"Within Conservation Areas if the original windows are in place, they should be repaired. If this is not practicable windows which are 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".
There following planning application should be considered relevant in the assessment and determination of this application: Case – PA 08/00953/B Removal of dormer and creation of a balcony – Permitted
The Department of Transport Highways Division do not oppose the proposal.
Douglas Corporation has no objection to the proposed development.
The Isle of Man Victorian Society has objected to this proposal on the view that the proposed roof lights should be of a more traditional nature as the Velux "Heritage" roof light projects above the roofline far more than a traditional roof light. The two additional windows are badly proportioned
compared with the rest of the building and its apertures. They also questions whether are they necessary and whether there insertion outweigh in importance the desire to keep the terrace in unison given its architectural importance and the fact that it lies within a Conservation Area.
The application site is located within a conservation area and within an area of residential use identified under the Douglas Local Plan, 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Environment Policy 35, Planning Circular 1/98 and General Policy 2 of Isle of Man Strategic Plan 2007).
It is considered that the proposed alterations would be acceptable as it respects the application site and surroundings in terms of the form and design. The proposed design of the replacement rooflights are Conservation style roof lights and would not be visible from the public thoroughfare, as such, this alteration would be appropriate. The replacement windows on the third floor would be in-keeping with the existing building and the surrounding area as the replacement windows would have the same opening method and design as the existing.
The two additional windows to the south elevation of the property would have a minimal visual impact of the street scene and would not be observed from many viewpoints along the street. As a result it would not adversely affect the character of the conservation area or the locality.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
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:
Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 21.01.2009
C : Conditions for approval 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 drawings 625/001, 625/002 and Photographs x2 received on 19th November, 2008.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 28/1/09
Signed : [Signature] Acting Senior Planning Officer
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