Installation of replacement windows and doors to front and rear elevation (part retrospective)
Site Address:
6 Upper Dukes Road Douglas Isle Of Man IM2 4BA
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
19.06.2012
Site Visit:
19.06.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of a two storey pre 1921 terrace dwelling. It is located within a Conservation Area. The application property and adjoining properties are characterised by a unique brick design that also incorporates sills to windows and doors on their front elevations. The terrace, as a whole, overlooks a large communal green-space on the other side of Upper Dukes Road. The application property has a small enclosed yard are to the rear, which backs onto a narrow rear lane.
The Proposal
Proposed is the installation of replacement windows and doors to front and rear elevation of dwelling (part retrospective). More specifically, the proposal also seeks permission to:
replace the existing original timber framed sliding-sash windows at first floor level on the front elevation with white UPVC vertical-slider windows;
retrospective approval for the installation of replacement uPVC doors on front and rear elevation; and,
retrospective approval for the installation of the three uPVC top-hung outward-opening casement windows on the rear elevation.
Planning History
The application site, and properties within the same terrace, have been the subject of several previous planning applications, seven of which that are considered specifically material to the assessment of this current planning application:
11/01635/B – 9 Upper Dukes Road, installation of replacement doors to front and rear elevations – Approved.
11/01035/B – 10 Upper Dukes Road, installation of replacement windows to front elevation – Approved.
11/00167/B – 6 Upper Dukes Road, installation of replacement windows to front elevation – Refused. 06/00018/B – 9 Upper Dukes Road, installation of replacement windows to front and rear elevations – Approved. 05/00158/B – 7 Upper Dukes Road, installation of replacement windows on front elevation – Approved. 02/02144/B – 21 Upper Dukes Road, installation of replacement windows to front and rear elevations – Refused. 01/02144/B – 1 Upper Dukes Road, installation of uPVC window and door to replace existing – Approved.
Planning Policy
The application site falls within an area designated for Predominantly Residential use in the Douglas (South) Local Plan 1998. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application. Furthermore, the application site falls within the Douglas (Olympia) Conservation Area that was later designated in 2003.
The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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:
(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;
(g) does not affect adversely the amenity of local residents or the character of the locality.
Environment 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."
Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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
Douglas Borough Council has no objection to the proposal.
Assessment
It is deduced from undertaking a site visit and assessing the planning history of the Upper Dukes Road terrace, the existing street-scene has evolved through a combination of authorised and unauthorised development, given rise to a variety of different window and door styles currently found within the properties. Subsequently, the Conservation Officer has judged that windows and doors no longer form a fundamental piece of the Conservation Area's character; however, opportunities should still be taken to conserve what little of the original character is left. Furthermore, the Independent Planning Inspector recognises in their appeal report for previous application 11/00167/B that whilst the terrace has range of doors and window styles, the original windows on the first floor of the front elevation are still fundamental to the original character of the Conservation Area. As such, these factors should be materially considered whilst assessing this application.
The windows and door already installed on the rear elevation will not be readily visible from the principal public thoroughfare and such their likely impact on public amenity and the Conservation Area will be far less than those on the front elevation. The casement windows installed on the rear elevation do retain a similar glazing bar pattern as what would be expected for the originals, but not the same opening-method and as such complies with the relevant policy in Planning Circular 1/98.
The proposed replacements for the first floor original sliding-sash windows on the front elevation retain the same opening-method and principal glazing bar design. Although the replacement may not incorporate two sashes that both move, the important part of the window is that it will retain the same opening method and as such continue to conserve the original character of the Conservation Area. This was a recommendation made by the Independent Planning Inspector in their appeal report for previous application 11/00167/B.
It is not known what the original door on the front elevation previously looked like, and as such the proposed front door should be assessed on its compatibility with the street-scene and the character of the Conservation Area. The greater majority of dwellings within the terrace incorporate glass within their front doors and as such the proposed door harmonises with those. The panelling design incorporated into the bottom half of the door is reminiscent of a traditional door found in most Victorian properties. As this is not unique Victorian property for scope for replacement is likely to be more varied and as such seek to balance the original character of the Conservation Area and the existing street-scene. Subsequently, it is considered that the proposed door balances traditional and modern elements that are not considered to have a significant detrimental affect on the character of the Conservation Area or street-scene.
Overall, the proposed windows and doors would not be unduly detrimental to the street-scene or Conservation Area given the variety of windows and doors found within the same terrace. As such, the proposal complies with the relevant provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007, the policy for category b) buildings in Planning Circular 1/98.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Douglas Borough Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 26.07.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 and doors on both the front and rear elevation of the property, as shown in the photographs, Location Plan, and front elevation Proposal drawing, all received on 25th May 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 13/8/12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ...
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ...
Jennifer Chance Development Control Manager
26 July 2012
Jennifer Chance Development Control Manager
26 July 2012
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Source & Provenance
Official reference
12/00770/B
Source authority
Isle of Man Government Planning & Building Control
