Planning Officer Report

Planning Officer Report And Recommendations {{table:22550}} {{table:22549}}

Officer's Report

Introduction

1. This application seeks permission to install a replacement dormer window at a property located within Douglas.

The Site

1. The application site is the curtilage of 95 Woodbourne Road, Douglas. The building is divided into flats and this application relates to a dormer window which serves the 2nd floor flat.

1. The application site is situated on the north western side of Woodbourne Road and is one of several large detached Victorian villas along this stretch of the highway.

The Proposal

1. This application seeks approval for the installation of a replacement dormer window. This would involve the replacement of the front window along with the triangular shaped side windows. The existing windows are timber and the proposed windows would be uPVC.

Development Plan Policies

1. The application site is located within an area of Douglas 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 judged to be relevant:

Environment Policy 35

"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 History

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

05/01523/B - Alterations, installation of replacement windows and creation of an integral double garage. Permitted.

Representations

1. There have been no comments received in relation to this application.

Assessment

1. The key issues to be assessed in the determination of this application are whether the proposed development would preserve or enhance the character and appearance of the Conservation Area.

1. The proposed windows would be similar to the existing window. The front window would not include the vertical glazing bar of the existing which is off centre. This is not considered to be of any significant importance given that the parapet wall of the double storey bay party masks the window reducing its visibility within the street scene. The side windows are not readily visible but would be replicated by the proposed replacements.

1. It is concluded that the proposal meets 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 dormer windows, 2nd Floor Flat, 95 Woodbourne Road, Douglas as shown by Location Plan, Elevations and photographs all received 17th 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 : Sonoult Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager