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Application No.: 19/00648/B Applicant: Jonathan Roe Proposal: Installation of replacement windows to front and rear elevations Site Address: 8 Eastfield Douglas Isle Of Man IM1 4AU Planning and Enforcement Assistant: Miss Vanessa Wilson Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.08.2019 _________________________________________________________________
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 decision relates to the following plans and drawings, date stamped received on 30th May 2019:
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of 8 Eastfield, Douglas which is a two and a half storey, mid terraced traditional dwelling located to the middle of the Eastfield road that overlooks the allotment gardens. - 1.2 Eastfield, Douglas is categorised by the Conservation area with the terrace benefiting from its own sense of identity by keeping most of the original features. THE PROPOSAL
2.1 The current planning application seeks approval to replace the three dormer windows within the property, two dormers to the front elevation and one to the rear elevation. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 2.
4.2 The property is also within a Conservation area of which Eastfield is mentioned in the Woodbourne Road Conservation Area Character Appraisal; it is worth noting the relevant text as follows (paragraph 3.24); "The terrace known as Eastfield was an early approach to Town Planning in that covenants were incorporated into deeds of sale in an endeavour to control the design of properties and the retention of open space. The evolution of the remaining properties fronting onto the gardens happened predominantly in the 1880s and resulted in an interesting and lively mix of architecture. The retention of private allotment gardens is a survivor of the original plan." - 4.3 Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 34, 35 and Planning Circular 1/98. - 4.4 General Policy 2 of the Isle of Man Strategic Plan 2016 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:
4.5 Environment Policy 34 which states; "In the maintenance, alteration or extension of pre1920 buildings, the use of traditional materials will be preferred." - 4.6 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'. - 4.7 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 Corporation have considered the proposal and have no objection (28.06.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposed dormer windows on the character and appearance of 8 Eastfield and the surrounding streetscene, being particularly mindful of the Conservation Area and whether the proposed dormers 'preserve' or 'enhance' the character or appearance of the Conservation Area.
6.2 Eastfield Terrace has its own sense of identity which is in place majority due to the preservation of the historic architecture, this can be seen by the extremely strong eaves line and string course, along with decorative hood moulds for the first floor windows. At ground floor a number of the dwellings retain front canopies that appear to be original to the terrace. The highly rhythmic nature of the built form, reinforced by the dormer windows above the strong eaves line, reflects that the terrace was built as a piece. - 6.3 Historically, the dormers would have been either a pair of side opening casements or, a 'york sash' which is a side opening sliding sash. To the front of the property the existing dormer windows are casement side openings and to the rear the existing dormer window is a sliding sash. - 6.4 The proposed dormer windows to the front elevation are side opening casements which retains the historic feature, the fact that the windows will be in uPVC will have no effect on the Conservation Area due to a large number of properties in the Woodbourne Road Conservation Area already being uPVC and a number of properties along the Eastfield Terrace already uPVC. - 6.5 The proposed dormer window to the rear will be a change from sliding sash to casement. This is a significant alteration and if on the front elevation of the property would have been against the Planning Policies. Currently the windows to the rear of the Eastfield Terrace are a mixture of styles and with the property being in the middle of the terrace it would not necessarily be seen from a public vantage point apart from anyone going directly down the lane. As such the alteration is acceptable. - 6.6 The removal of the glazing bars to all the dormers is a sad loss of a historic feature. When looking at the front elevation some of the Eastfield Terrace, some properties have the glazing bars and some don't. Whilst the removal of the glazing bars is against Planning Policy the fact that the alteration will not alter the Conservation area as the dormers are high up and hard to see from a general public vantage point deems the alteration to be acceptable. - 6.7 The removal of the glazing bars to the rear will have no effect on the conservation area.
7.1 For the above reasons the proposal is considered to comply with General Policy 2, Environment Policy 34 and 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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:
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: 23.08.2019 Determining officer
Signed : A MORGAN Abigail Morgan Principal Planner
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