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Application No.: 18/01047/B Applicant: Mr & Mrs Timothy Rushton Proposal: Replacement windows and doors in white PVC to front and rear elevations Site Address: Graylands 26 Cronkbourne Road Douglas Isle Of Man IM2 3LB Planning Officer: Mr Owen Gore Photo Taken: 22.01.2019 Site Visit: 22.01.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.05.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This planning permission relates to the following plans and documents: -
Covering Letter from Spectrum Windows Spectrum Windows Window Specification Date-stamped as having been received 17 October 2018
Covering Letter from Spectrum Windows Window Sections Specification Spectrum Windows Circular Window Drawing Date-stamped as having been received 04 March 2019
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site is a late Victorian/Early Edwardian villa located on Cronkbourne Road. The dwellinghouse is one of a pair of attractive semi-detached properties with a mix of sliding sash windows and casement windows with ornate top lights; it is remarkably well preserved in line with its neighbour and has a number of good quality features and detail including ornate quoin features in the window surrounds, a circular pothole style window and pediment feature to the central gable. The Property is located within the Selborne Drive Conservation Area. - 1.2 The existing top lights look to have a stylised arts and crafts/art nouveau design. The original timber windows have some ornate moulding features to the frames, including a central pillar at the first floor and routed groove between the panels on the ground floor. THE PROPOSAL
2.1 The proposal is to replace the decorative, timber, front elevation windows with PVC windows; the existing coloured lead fanlights will be replaced with ones to match those currently in place. Following extensive discussions, the applicant has provided additional information regarding the proposed replacement windows, in particular the toplights and has stated the need to replace the ornate moulding features to the frames i.e. the central pillar at the first floor, which they had originally stated would remain in situ. - 2.2 The justification provided consists of a statement regarding the need for replacement being due to 'fuel consumption, comfort and security and future maintenance' and no evidence has been supplied to state that the overall condition of the windows or their frames is bad, or why they cannot be repaired. PLANNING POLICY
3.1 The application site is designated as 'Predominantly Residential' under the Douglas Local Plan 1998 map 2 (south). The application site is within the Selborne Drive Conservation Area.
3.2 The Strategic Plan 2016 contains policies that are considered specifically material to the assessment of this current planning application. - 3.3 The relevant extracts from General Policy 2 state: '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:
3.4 Environment Policy 34 states: 'In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred'. - 3.5 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'. - 3.6 Planning Policy Statement 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man includes Policy CA/2; this policy states that 'When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected'. - 3.7 Planning Circular 1/98 The Alteration And Replacement Of Windows contains defines the defines Category b as Buildings in Conservation Areas, and Policy 6 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'.
4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. However the applicant has referred to the following applications on adjacent properties: -
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest, in the letter dated 19 October 2018.
5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 28 November 2018. ASSESSMENT - 6.1 The original proposal was to remove the existing, ornate timber windows and surrounding frames and replace them, based on the information available, with standard uPVC casement windows. The submitted proposal stated that the existing ornate, leaded lights would be replicated; however did not provide any details to confirm this. It also showed an octagonal window instead of a circular window, although they stated that this was shown as such because the CAD design system wouldn't allow them to draw a circular window.
6.2 The application site is considered to make a positive contribution to the character and appearance of the Conservation Area. The windows have highly decorative top light casements, some containing etched glass and the frames also have decorative mouldings.
6.3 Following the request for sufficient details, it was agreed that the replacement uPVC windows would be acceptable in principle. The submitted plans now provide a layout of the decorative, coloured, leaded fanlights that will be replicated in design and colour; however it is understood that the textured glass would not be possible to replicate. The plans also show the correct circular window, although it will not be concave, as this is not possible with modern double glazing; and the central pillar at the first floor, which the applicant had originally stated would remain in situ, will be replicated in accordance with the elevation and the section plan provided. - 6.4 The proposal would not unacceptably harm the characteristics of the existing building and the character of its surroundings, and will preserve the character and appearance of the Conservation Area.
7.1 The proposed works would preserve the appearance of the dwelling and the Conservation Area, and it therefore conforms to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan, and Planning Circular 1/98. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 23.05.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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