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Application No.: 09/01992/B Applicant: Mr Wyn Hughes Proposal: Creation of a pitched roof over front bay window and installation of a replacement window to front elevation Site Address: 20 Cronkbourne Road, Douglas, Isle Of Man, IM2 3LB --- ### Considerations Case Officer: Ms Henrietta Hopkins Photo Taken: 11.02.2010 Site Visit: 11.02.2010 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee: Douglas Corporation Notes:** No objection. ---
The application site represents 20 Cronkbourne Road, Douglas. The property is a semi-detached located in an established residential area.
The applicant proposes to put a hipped roof on the existing flat roof extension at the front of the property and to replace an existing timber window with a white timber window in the same style to match the existing.
The application site is located in a 'Predominantly Residential Area' in the Douglas Local Plan 1998 and a 'Conservation Area.' The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of the application – General Policy 2 and Environment Policy 35.
"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 affect adversely 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 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 the necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) 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; 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 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."
There have been no recent planning applications submitted which are considered relevant in the determination of the application.
Douglas Corporation have raised no objection to the proposed development Department of Transport have raised no objection to the proposed development
The application site is located in a 'Predominantly Residential Area' in the Douglas Local Plan 1998 and is allocated as a 'Conservation Area.' Given the nature of the proposed development it is considered appropriate to assess the proposed 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).
It is considered that the proposed alterations are acceptable. The application proposes a hipped roof rather than the existing flat roof. This would enhance the building and the surrounding area. The applicant also proposes to replace one of the existing windows at the front of the property. Given that the planning application proposes to replace the existing window similar to the existing window
to be replaced, it is considered that the proposed is acceptable. Furthermore, the window to be replaced will match the existing bay windows on the property.
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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 12.02.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Drawing Nos. 84-01/01, 02 and 03 received 8th 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 12 February 2010
09/01992/B
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