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The property subject of the application is a two storey terraced unit located in an established residential area.
The applicant proposes to replace the existing upvc framed windows in the front elevation with new timber framed sliding sash windows and replace the existing timber framed sliding sash windows in the rear extension with new ones to match the existing.
The applicant also proposes to extend the outrigger from 8.8 metres to 9.7 metres. The existing ground floor of the outrigger will be altered to provide enough space for a garage. The height of the extension shall remain the same at 8.7 metres and the width at 4.3 metres. The applicant proposes to knock down part of the rear wall to provide a remote controlled garage door (5500 x 2250mm).
The application site is located within an area identified as 'Predominantly Residential' in the Douglas Local Plan 1998. The application site is also located within 'Woodbourne Road Conservation Area.'
The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the determination of the application - General Policy 2 and Environment Policy 35.
General Policy 2 states the following:
"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 adversely affect public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not adversely affect 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 provide unacceptable effect on road safety or traffic flows on the local highways; j) can be provided with all the 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."
Environment Policy 35 states the following:
"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."
Planning Circular 1/98 'The Alteration and Replacement of Windows' states the following:
"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 throughfare 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."
PLANNING HISTORY There have been no recent planning applications submitted which are considered relevant in the determination of the application. REPRESENTATIONS Douglas Corporation have raised no objection to the proposed development. Department of Transport have raised no objection to the proposed development. Drainage Division have raised no objection to the proposed development.
9 March 2010
09/02050/B
The application site is located in a 'Predominantly Residential Area' under the Douglas Local Plan 1998 and within Woodbourne Conservation Area. Given the nature of the proposed development it is therefore appropriate to assess the development against the policies identified earlier within the report (i.e. General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007).
Having assessed the proposed development against the above it is concluded that the proposals are acceptable by reason of their siting, scale, form and design. The extension would sit comfortably within the rear elevation. A condition shall be attached for materials to match the existing; this is a necessary condition to protect the character of the area.
It is considered that the proposed development will not have a detrimental impact on neighbouring properties. The extension will be the same in width and will project by approximately 1 metre to the rear. There will be no additional windows inserted in the gable elevation.
The proposed development will not cause any traffic management, parking or road safety implications and therefore the Department of Transport have raised no objection to the proposed development. Other properties in the immediate vicinity have had part of their rear garden wall demolished in order to provide vehicular access to the rear of their properties. It is considered that because the alterations, apart from the replacement windows, are to the rear of the property on the non public side there are less design objections to the proposed development.
The proposed windows are being replaced on a like for like basis to the rear of the property. The windows at the front elevation are upvc and the applicant proposes to replace these similar to the existing but using different materials - timber framed sliding sash ones. One window to the front elevation on the first floor is however not being replaced on a like for like basis with regard to the glazing bars. However, the materials to be used are an improvement over the upvc windows and it is considered not to be sufficient enough ground to refuse the application on.
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:
Douglas Corporation Department of Transport and Drainage Division
Recommended Decision: Permitted Date of Recommendation: 09.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 Drawing No. AK0903/PL001 received on 15th December, 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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
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