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The application site represents the residential curtilage of an existing terraced dwelling, 23 Woodbourne Road, Douglas. The property is two storeys tall with dormers in its roofspace. The site is located on the western side of Woodbourne Road, opposite Prospect Terrace.
Proposed is the installation of replacement windows to the front elevation.
There are three window openings on the main part of the front elevation and two window openings within the roof dormer. The existing windows are brown casements, with those to the main part of the elevation being top hung and those within the dormer being side hung.
The proposed windows would be white upvc casements, which would match the existing in all respects except colour.
There are no previous planning applications which are considered relevant to the assessment and determination of this current application.
The application site is located within an area designated as Predominantly Residential Use on the Douglas Local Plan Order 1998, Map No. 2 (South). The site is located within the Douglas (Woodbourne Road) Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is Environment Policy 35, which 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."
In addition to the above, Planning Circular 1/98 for the Alteration and Replacement of Windows, contains the following policy which is considered material to the assessment of this current planning application:
"Category b) BUILDINGS IN CONSERVATION AREAS
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."
Douglas Corporation have no objection to the proposal.
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.
Policy 6 of Planning Circular 1/98 requires replacement windows to public thoroughfares to have the same method of opening, the same pattern and section of glazing bars and the same frame sections as the original windows.
The existing windows to the front elevation of 23 Woodbourne Road are casements, which are either top or side hung. The proposed windows would have the same method of opening, frame sections and glazing bar patterns as the existing windows. It is therefore considered that the proposal would have a neutral impact on the Conservation Area.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
It is considered that the following parties, who submitted comments, should be afforded interested party status:
Douglas Corporation.
Recommended Decision: Permitted Date of Recommendation: 30.08.2011
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 windows to front elevation, as shown in drawing number 01, date stamped 22 July 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: September 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jannifer Chance Development Control Manager
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