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Application No.: 10/01653/B Applicant: Mr David Williams Proposal: Installation of replacement windows to front elevation Site Address: - Four Winds - 23 Demesne Road - Douglas - Isle Of Man - IM1 3DZ ### Considerations Case Officer: Mrs Jade Craig Photo Taken: 24.11.2010 Site Visit: 24.11.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes:**
The application site represents the curtilage of 23 Demesne Road in Douglas. The building is a large, semi-detached Victorian property, which is currently divided into residential flats.
Proposed is the installation of replacement windows to the front elevation.
The existing windows to the front elevation are painted timber sliding sashes with a 50/50 split. The proposed windows are top opening white upvc casements with a 50/50 split.
The following previous planning application for the application site is considered relevant in the assessment and determination of this application:
10/01008/B - Permitted 23/08/10
Installation of replacement windows to rear elevation.
In addition to this, Demesne Road has a history of planning applications for replacement windows. The following previous planning applications for neighbouring properties have been granted decisions.
since the adoption of the Isle of Man Strategic Plan in 2007 and are considered relevant in the assessment and determination of this application;
12 Demesne Road; 08/00847/B - Deemed Withdrawn 29/08/08 Installation of replacement windows on front elevation. 25 Demesne Road; 09/00989/B - Refused at Appeal 27/10/09 Installation of replacement windows to front elevation. (The existing windows subject to this application were sliding sashes and the proposed were casements). Reason for Refusal; The windows proposed to be installed to the front elevation of the property, having casement openings as opposed to sliding sash, would fail to preserve or enhance the character of the Peel [sic] Conservation Area, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2007. 09/01750/B - Approved 31/12/09 Installation of replacement windows to front elevation. (The existing windows subject to this application were sliding sashes and the proposed were sliding sashes).
29 Demesne Road; 07/01950/B - Approved 10/01/08 Installation of replacement windows and rear door. (The windows subject to this application were to the front bay and rear elevations of flat 2. The existing windows to the front were sliding sashes and the proposed were casements).
The application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is located within the Douglas (Woodbourne Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
No written responses have been received.
No written responses have been received from the general public.
The site is located with the Douglas (Woodbourne Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The original painted timber sliding sash windows have remained in place in the front elevation. The windows to the rear elevation have planning approval for their replacement with white upvc casements under PA 10/01008/B. It is now proposed to replace the windows to the front elevation with white upvc casements.
In some cases, the planning authority has allowed casement windows to the front elevations of properties in Conservation Areas, when the originals would have been sliding sash. For example,
casements might be allowed if the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
Environment Policy 35 states that; "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."
When assessing the proposed development against the above policy, it is considered that the proposal would not preserve or enhance the property; rather it would result in the loss of one of the special features which contribute to the character of the area. The method of opening would be casement, rather than traditional sliding sash. In addition to this, the frames of all the proposed casements would be flat at the top of the windows, despite the fact that many of the windows actually have arched window heads.
Policy 6, from Planning Circular 1/98, states that "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."
The proposed windows would be 50/50 split, reflecting the glazing pattern of the existing. However, the windows would fail to replicate the original method of opening, or the arched heads of several of the windows.
The applicant has supplied photographs of existing casement windows on other properties in Demesne Road, in order to support their argument for casement windows. From visiting the site, it was noticed that buildings in Demesne Road have both sliding sash and casement windows.
I researched the planning history of windows in Demesne Road. This revealed that with the exception of the bay windows of no. 29, none of the buildings in the street have been granted planning permission for the replacement of sliding sashes with casements to their front elevations, since the adoption of the Isle of Man Strategic Plan in 2007. In addition to this, the adjacent property (no. 25) was refused permission for casement windows under PA 09/00989/B, but approved permission for sliding sashes under PA 09/01750/B.
In light of all of the above information, it is considered that the existence of neighbouring casement windows which were given approval before the adoption of the Strategic Plan, does not justify the further decline in more traditional style windows in this area.
RECOMMENDATION
For the above reasons, this proposal is considered to be unacceptable and is recommended for refusal.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Refused Date of Recommendation: 22.12.2010 10 January 2011 10/01653/B Page 3 of 4
R 1 . The replacement windows would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Policy 6 of Planning Circular 1/98; in that the windows would fail to replicate the original method of opening or arched heads, and as such the replacement windows would fail to preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the street scene.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer.
Decision Made : Refused Date : Signed : Senior Planning Officer
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