Planning Officer Report

Planning Officer Report And Recommendations {{table:22574}} Case Officer : Mr Steve Stanley Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to installation of replacement windows and door to a property in Douglas.

The Site

1. The application site is the curtilage of 23 Wesley Terrace, Douglas, an end terrace property located at the western end of the street. Wesley Terrace is a cul-de-sac.

The Proposal

1. This application seeks approval for the installation of replacement windows and door to the front elevation of the property. The existing windows are timber sliding sash and the door timber with a four panel design.

1. Proposed is the installation of uPVC sliding sash windows and a new timber front door with a fixed light above.

Development Plan Policies

1. The application site is located within an area that is designated as being Predominantly Residential by the Douglas Local Plan. The site is within the Woodbourne Road Conservation Area.

Within the Isle of Man Strategic plan, the following is relevant:

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."

1. Planning Circular 1/98 which relates to the alteration and replacement of windows contains a policy for 'buildings in conservation areas'. This 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'.

Planning History

1. The following previous planning application is considered relevant to the determination of this proposal:

03/01936/B - Installation of uPVC sliding sash windows to replace existing. This application was refused for the following reason:

"The site is now within a Conservation Area, and the existing windows form part of the attraction of this Area; replacement using PVC-framed windows as proposed would lessen this attraction, and would not preserve or enhance the appearance and character of the Area."

Representations

1. No comments have been received in relation to this application.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposal would comply with the policies outlined above which are aimed at protecting the character and appearance of Conservation Areas.

1. The proposed windows would replicate the style and method of opening of the existing windows. Modern uPVC windows have improved in quality to an extent that the can offer a very close replica to timber construction windows. Whilst timber will always be a more preferable option in conservation terms, Planning Circular 1/98 does not require replacement windows to be timber. It is judged that the proposed windows are acceptable.

1. The replacement front door would be of timber construction and would replicate the existing. This is judged to be appropriate and would meet the objectives of EP35.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.10.2012

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 approval relates to the installation of replacement windows and door to front elevation, 23 Wesley Terrace, Douglas as shown by Location Plan, Elevation, Window Details and photograph all received 14th September 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 : 22.10.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager