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Application No.: 10/01583/B Applicant: E Oppenheimer \& Son IOM Limited Proposal: Installation of replacement windows Site Address: Bucks Road Douglas Isle Of Man IM1 3EF ### Considerations Case Officer : Mrs Jade Craig Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: no objection.
The application site represents the curtilage of two adjoining terraced properties, 77/79 Bucks Road, Douglas. The properties are located at the northern end of a Victorian terrace on the corner of Bucks Road and Kensington Road.
Proposed is the installation of 5 replacement windows. The windows are located at third floor level on no. 79. There are 3 windows to be replaced on the rear flat roofed dormer and 2 windows on the side elevation.
The existing windows are white upvc and the proposed are white upvc casements.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is within the Douglas (Woodbourne Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
CONSULTATIONS Douglas Corporation have no objection to the proposal. REPRESENTATIONS No written responses have been received from the general public.
ASSESSMENT
The site is located within the Douglas (Woodbourne Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The existing windows are in upvc. The dormer window to the rear is clearly a modern addition, so the windows here are not traditional sized openings. The windows to the side elevation are located in traditional openings, but they are not the original windows.
In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
In the instance of this application, it is considered that the proposed windows would be an acceptable replacement, as they would not replace original or traditional style windows and the glazing patterns would be in keeping with the existing windows in the remainder of the building. The new window in the arch headed opening would have a curved top to match the opening, which would be more in keeping with the character of the building than the existing. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed upvc is therefore satisfactory.
RECOMMENDATION For the above reasons, this proposal is considered to be acceptable and is recommended for approval. PARTY STATUS
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 09.12.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval 9 December 2010
10/01583/B
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the installation of 5 replacement windows, as shown in the site/location plan, in addition to 4 A4 sheets of paper showing photographs of the existing, a drawing of the proposed elevations, a detailed drawing of the proposed windows to the side elevation and a detailed drawing of the proposed windows to the rear dormer; all date stamped 27th October 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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