Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission for the installation of replacement windows and the installation of a replacement front door in a mid terrace property in a residential area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of 20 Hildesley Road, Douglas which is a two storey mid terrace property situated to the north eastern side of the highway. Many of the properties along Hildesley Road have had replacement windows and doors. The application site is in the Selbourne Drive Conservation Area.

1. The property has uPVC top opening casements. These are not the original method of opening, nor do they have the original glazing sections or patterns.

The Proposal

1. The application seeks approval for the installation of replacement windows in the front and rear elevations. The replacement windows would be uPVC outward opening casements.

1. Also proposed is the installation of a replacement front door, this would be Rosewood uPVC with a glazed top panel. The door would be fairly traditional in appearance.

Planning History

1. There are no recent previous planning applications for this site.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

1. Planning Circular 1/98 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.

Application No.:	11/01372/B
Applicant:	Mr Fred & Mrs Julia Clague
Proposal:	Installation of replacement windows and front door
Site Address:	20 Hildesley Road
	Douglas
	Isle Of Man
	IM2 5AZ

Windows not readily visible from the 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 their construction.

9. Environment Policy 35

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.

Consultations

1. Douglas Corporation has no objection
2. Highways Division has not commented

Assessment

1. The key issues to consider in the assessment of this application are 1) Impact to the character and appearance of the property 2) Impact to the character and appearance of the Conservation Area and the Street scene in general.

Impact To The Character And Appearance Of The Property

1. The proposed windows would have a 50/50 split which is more appropriate than the existing. The proposed windows would significantly enhance the character and appearance of the property.
2. The existing door is not the original and is not constructed of a traditional material. The replacement door would be similar to the existing. It is considered that the replacement door would have a neutral impact on the character and appearance of the dwelling.

Impact To Character And Appearance Of The Conservation Area

1. It is considered that the replacement windows would significantly enhance the appearance of the property which in turn would contribute to the character and appearance of the Conservation Area.
2. As mentioned above the door is similar in design to the existing, it is therefore considered that this would have a neutral impact on the Conservation Area.
3. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 04.11.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the installation of replaceemnt windows and front door as shown in drawings Location Plan, Site Plan, Photographs, Window and Door detail received 3rd October 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 : 7.1.2011

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jennifer Chance Development Control Manager