Officer Report Recommendation

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the installation of replacement windows in a dwelling which is within a predominantly residential area. The proposal is considered to be acceptable and in accordance with the relevant policies.

The Site

1. The application site represents the curtilage of 31 Palatine Road, Douglas which is a mid terrace dwelling. The properties that make up this terrace are two storey in height with a large pitched roof dormer in the front elevation to provide living accommodation in the roof space. Many of the properties that make up the terrace have lost a number of their original features which once contributed to the character and appearance of the terrace. The majority of properties in the street scene do not have their original windows and have been replaced by uPVC casements. The existing windows in the application site are timber casements and are in poor condition.

The Proposal

1. The application seeks approval for the installation of replacement windows in the front elevation. The windows would be u PVC outward opening casements with a 50/50 split.

Planning History

1. There are no recent planning applications for this site.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is not in a Conservation Area. It is appropriate to consider Planning Circular 1/98 in the assessment of the current application.

1. Planning Circular 1/98

In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

Application No.:	11/01272/B
Applicant:	Mr Brian Doherty
Proposal:	Installation of replacement windows to front elevation
Site Address:	31 Palatine Road
	Douglas
	Isle Of Man
	IM2 3BQ

Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably 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 their construction.

Consultations

1. Highways Division has not commented.

1. Douglas Corporation have no objections.

Assessment

1. Though the replacement windows would not have the original method of opening they are considered to enhance the character and appearance of the property as the glazing bars and sections would be more appropriate.

1. The 50/50 split would be similar to the sections of the original windows. Given that the windows would enhance the character and appearance of the property and would have similar sections as the original windows the replacement window are considered to be an improvement from the existing.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 14.10.2011

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 permission relates to the installation of replacement windows as shown in drawings Location Plan, Elevations and Window Details received 14th September 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: 2011/01/11

Signed: Michael Gallagher Director of Planning and Building Control

OR

Signed: J. Munroe Jennifer Chance Development Control Manager