Planning Officer Report

Officer's Report

Application No.:	12/01170/B
Applicant:	Chris Norman Enterprises Ltd
Proposal:	Installation of replacement windows
Site Address:	White House 1 Drury Terrace Douglas Isle Of Man IM2 3HY
Case Officer:	Mr A Holmes
Photo Taken:
Site Visit:	04.09.2012
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of a four storey end-of-terrace Victorian property on Drury Terrace in Douglas. The site is located within a Conservation Area. It is located on a corner site and has a set of spherical bay windows protruding from the corner of the building at all floor levels. The property has a pitched tiled roof with the external walls finished in smooth painted render. Some modest cornicing exists above window apertures on the front elevation and between floor levels. All windows are timber framed with 50/50 proportions and have sliding-sash openings. Some window apertures have arched heads.

The Proposal

1. Proposed is the installation of replacement windows to all elevations. The replacement windows will be constructed from white uPVC and have 50/50 proportions with sliding-sash openings.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. The application site falls within an area designated for Predominantly Residential use in the Douglas (North) Local Plan 1998. The site also falls within the later designated Douglas (Ballaquayle Road) Conservation Area in 2003.

1. 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;
• (g) does not affect adversely the amenity of local residents or the character of the locality".

Environment 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."

1. Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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".

Representations

1. Douglas Borough Council has no objection to the proposal.

Assessment

1. The proposed windows will retain the same glazing bar pattern and opening-method as the existing windows. Although the material of the frames will differ from the existing, the proposal still complies with the policy requirements in Planning Circular 1/98. The windows will retain the same character and a similar appearance to the existing and therefore it is considered the proposal will enhance the appearance and character of the Conservation Area and street-scene. In conclusion, the proposal complies with the relevant provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007, the policy for category b) buildings in Planning Circular 1/98.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	24.09.2012

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 approval relates to the installation of replacement sliding-sash windows, as shown in drawing no. 137/01/01 and 137/01/03, both received on 20th August 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 24-9-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager