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Application No.: 17/00578/B Applicant: Camelot Investments Proposal: Replacement of existing windows, door and double doors with white UPVC units Site Address: 14 Selborne Drive Douglas Isle of Man IM2 3LS Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of 14 Selborne Drive, a part three and one storey Victorian detached dwelling sited on the eastern side of Selborne Drive on the corner junction to Tennis Road. The area is generally characterised by terraced, semi-detached and detached properties dating from the Victorian and Edwardian era. - 1.2 The ground floor of the dwelling is very well screened from the highway given the significant level of boundary treatment of hedging and trees. No. 14 Selborne Drive is finished in a white painted render with a mix of timber and white UPVC side and top opening windows throughout. The roof on each storey of the dwelling is a traditional Manx slate pitched roof. To the south east of the dwelling is an integrated garage facing out onto the existing driveway which can provide the parking provisions for more than two vehicles. - 1.3 The existing roadside boundary treatment of the dwelling comprises a hedge topped stone wall to the west (Selborne Drive) and northwest with a wooden fence top towards the rear garden. To the south east, bounding the property with 'Cherry Trees', is a rendered wall matching the external finish of the main dwelling which adjoins a traditional Manx stone wall completing the side boundary. The rear (east) boundary comprises fencing with hedging and large trees which bounds the dwelling to 'Laurel Dene' of Tennis Road. - 1.4 The existing windows on the property are a mix of timber and Upvc, all varying in sizes and methods of opening. The existing timber windows are not sliding sash as one would expect for a property of this age and the as seen on the surrounding properties but is furnished with timber framed windows but with a heavier timber profile on their frame and side hinged to open outwards with a top hinged quarter light. THE PROPOSAL
2.1 Proposed is the replacement of 30 windows and one set of patio doors across both floors on all elevations to the main dwelling house to replicate the exiting method of opening. This would see a replacement of the majority windows to the property using Upvc sliding sash in white as detailed below; - 2.2 west elevation - 8 windows and one bay. North elevation - 8 windows South elevation - 5 windows and one bay East elevation - 4 windows and 1 set of patio doors
2.3 To the south of the main building the single storey extension would see 3 windows replaced in UPVC casement on the east (rear) elevation. PLANNING HISTORY
3.1 The application site has been the subject of five previous planning applications which are considered relevant in the determination of this application: - 3.2 PA 17/00301/B; Installation of replacement windows and doors. Refused. This application was refused as the replacement casement windows should be uPVC sliding sash style of windows with horns on the lower sash for this location. - 3.3 PA 16/00920/B - Alterations, erection of an extension and widen existing driveway was approved. - 3.4 PA 12/00288/B: Alterations, erection of extensions and widen existing driveway was approved. - 3.5 PA 11/00356/B: Installation of replacement patio doors was approved. - 3.6 PA 02/01181/B: Installation of UPVC windows to replace existing to front dormers was approved. DEVELOPMENT PLAN POLICIES
4.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Selborne Drive Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 states: "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:
4.4 Environmental Policy 35 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." - 4.5 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"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."
REPRESENTATIONS
5.1 Douglas Borough Council recommends the application be approved (received on 12.06.17). - 5.2 Highway Services have not commented. ASSESMENT
6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of 14 Selborne Drive, and (ii) whether the windows preserve or enhance the character or appearance of the Selborne Drive Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98. - 6.2 This proposal is following the recommendations of the refusal decision of 17/00301/B and now seeks to replace the existing windows with Upvc sliding sash with horns on the lower sash in white. - 6.3 This proposal would give a uniform appearance throughout the main facades of the main dwellinghouse and would be in keeping within the context of the streetscene. As such, the proposal is welcomed and would replicate the traditional method of opening albeit in a more modern material. The proposal is deemed acceptable and would seek to enhance the character and appearance of the area and inadvertently adding value to the property. RECOMMENDATION
7.1 Overall, it is concluded that the planning application is not in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for refusal. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Recommendation Recommended Decision: Permitted Date of Recommendation: 26.06.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to information submitted on the 26th May 2017 for the replacement of existing windows with sliding sash windows.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 26.06.2017 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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