Officer Planning Report Recommendation

Planning Report And Recommendations {{table:479359}} ### Considerations {{table:479357}} ### Written Representations ### Consultations {{table:479358}}

Officer's Report

The Site

The application site represents the curtilage of 3 Orry Street which is a three storey end terrace dwelling. The street is bordered by Tynwald Street to the south and Allan Street to the north in Douglas.

The Proposal

The planning application seeks approval for replacement of the existing windows with casement windows to both the front and rear elevations of the property.

Planning Status

The application site is located within an area of “Predominantly Residential Use” under the Douglas Central Local Plan, adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - General Policy 2:

“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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following planning application should be considered in the assessment and determination of this application:

PA 09/00573/B - Erection of a conservatory to rear elevation - Pending

Representations

Douglas Corporation has no objection with the proposed application. The Department of Transport Highways Division have not commented on the development.

Assessment

After a discussion with the applicants daughter it was confirmed that casements would be installed on both the front and rear elevations.

The proposed casement windows would be designed to ensure that the new form would blend in with the locality. The installation of the windows to the front and rear elevations would improve the exterior of the property as it would give it a more uniformed appearance. With the property not located within the conservation area and with the precedent already set, it is considered that the proposed development would be acceptable.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

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:

Douglas Corporation The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.06.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : 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 submitted Drawings 00789/1, 00789/2 and Photographs x3 all received on 5th May, 2009.

C 3. All new windows shall be top opening casements and shall be retained as such.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer