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The application site represents the residential curtilage of an existing terraced dwelling, 10 Upper Dukes Road, Douglas. The dwelling is a two storey property, which is part of a terrace characterised by its 'diaper work' contrasting brick frontage.
The terrace is located on the south-east side of Upper Dukes Road, opposite the southern part of Noble's Park. The front elevation of the terrace directly adjoins the public pavement.
Proposed is the installation of replacement windows to the front elevation.
There are three windows on the front elevation. The existing are white top-hung casements, with a large fixed section to the bottom and a smaller opening section to the top. The proposed windows are brown top-hung casements, which would be in the same style as the existing.
The following previous planning application is considered relevant in the assessment and determination of this application:
03/01377/B – Permitted 23.11.00 Installation of uPVC windows to replace existing to rear elevation
The application site is located within an area designated as Predominantly Residential Use on the Douglas Local Plan Order 1998, Map No. 3 (North). The site is located within the Douglas (Olympia) Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is Environment Policy 35, which 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."
In addition to the above, Planning Circular 1/98 for the Alteration and Replacement of Windows, contains the following policy which is considered material to the assessment of this current planning application:
"Category b) BUILDINGS IN CONSERVATION AREAS
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."
Douglas Corporation have no objection to the proposal.
No written responses have been received from the general public.
The site is located with the Douglas (Olympia) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
Policy 6 of Planning Circular 1/98 requires replacement windows to public thoroughfares to have the same method of opening, the same pattern and section of glazing bars and the same frame sections as the original windows.
The existing windows to 10 Upper Dukes Road are top hung casements, with a fixed larger lower section and a smaller opening upper section. The proposed windows would have the same method of opening, frame sections and glazing bar patterns as the existing windows. It is therefore considered that the proposal would have a neutral impact on the Conservation Area.
The dwellings within the terrace include a mixture of window styles, including different frame sections and methods of opening. Many other dwellings have similar windows to those of the application site, so these windows do not detract from the overall appearance of the terrace. The main characteristic of the terrace is the unusual brickwork to the front elevation, which would not be affected by the proposed works.
The casement windows would open out over a public highway, in this case a pavement. Because there are other windows within the terrace which open out over the highway and as the proposed windows would replace existing outward opening casements, it is considered that the application would be acceptable.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
It is considered that the following parties, who submitted comments, should be afforded interested party status:
Douglas Corporation.
Recommended Decision: Permitted
Date of Recommendation: 30.08.2011
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 installation of replacement windows to front elevation, as shown in the 1:1250 Location Plan, the 1:500 Site Plan and the A4 photograph, all date stamped 22 July 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 1 September 2011
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: _________________________ Jennifer Chance Development Control Manager
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