Loading document...
The application site represents the curtilage of an existing residential dwelling, 29 Falcon Street, Douglas. The property is located within a terrace of two storey Victorian dwellings, on the southern side of Falcon Street, eastwards of Park Road School.
Falcon Street slopes downwards from west to east and the dwellings in the terrace (and in the opposite terrace) step down in order to address the change in ground level. There is an access lane along the rear of the terrace and the properties back onto the rear of properties in Derby Road.
Proposed is the installation of replacement windows to the front and rear elevations, including the rear extension. It is also proposed to block up an existing door and create a new door from an existing window on the rear extension.
The existing windows are painted timber sliding sashes to the front and painted timber sliding sashes and casements to the rear.
The proposed windows to the front are upvc sliding sashes, to match the style of the existing in their glazing pattern. The proposed windows to the rear are upvc casements. The glazing patterns of the proposed windows to the rear differ from some of the existing windows. Where the existing door would be removed, the wall would be blocked up and rendered to match the existing house.
PLANNING HISTORY There are no previous planning applications for the application site, but the following previous planning applications for other properties in the terrace are considered relevant in the assessment and determination of this application;
99/01249/B - Permitted 15/11/99 Installation of replacement windows. 33 Falcon Street, Douglas. 00/02073/B - Permitted 04/04/01 Installation of uPVC windows to replace existing. 21 Falcon Street, Douglas. 01/01609/B - Permitted 10/12/01 Installation of uPVC windows to replace existing. 25 Falcon Street, Douglas. 04/02155/B - Permitted 13/12/04 Installation of two velux roof lights to replace existing dormer and velux roof light. Replace existing window on rear elevation with French doors. 27 Falcon Street, Douglas.
The application site is located within an area designated as "Predominantly Residential Use" in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is not located within a Conservation Area, but property backs onto the Windsor Road Conservation Area.
The Isle of Man Strategic Plan 2007 contains the following policy which is considered material to the assessment of this current planning application;
Environment Policy 36; Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.
Planning Circular 1/98, The Alteration and Replacement of Windows, contains the following policy which is considered material to the assessment of this current planning application;
Category c) BUILDINGS ERECTED BEFORE 1921 AND NOT FALLING WITHIN CATEGORIES a) OR b), WHICH HAVE LARGELY RETAINED THEIR ORIGINAL CHARACTER
i) Buildings in an Urban Setting
Policy In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably 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 their construction.
CONSULTATIONS Douglas Corporation have no objection to the proposal.
No written responses have been received from the general public.
Policy 7 from Planning Circular 1/98 states that it is preferred for windows in the principal (front) elevations of properties such as this, to have the same method of opening as the originals. There is no restriction on what material can be used in the construction of the windows, but the policy states that they must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.
The existing windows to the front elevation are painted timber sliding sashes and they are likely to be the original windows. The proposed windows to the front elevation would be sliding sashes with the same frame sections and glazing pattern as the original windows. It is therefore considered that the windows proposed to the front comply with policy 7 from Planning Circular 1/98.
As the property is located within a terrace, it is important to also consider the adjacent properties and the overall impact which this proposal would have on the terrace. The terrace and the opposite terrace are good examples of modest Victorian homes which have largely retained their original character, in terms of their overall form and the mouldings on the front elevations. The dwellings have a mixture of sliding sash and casement windows to their front elevations. Due to the fact that the proposed windows would be the same as the existing in their method of opening and glazing pattern, the impact of the proposal is deemed to be acceptable.
With regard to the windows to the rear of the property, policy 7 from Planning Circular 1/98 states that it is preferred that they have the same or similar pattern of glazing bars as the originals, but they do not necessarily have to have the original method of opening. There is no restriction on what material can be used in the construction of the windows.
The existing windows to the rear are a mixture of painted timber sliding sashes and casements and it is likely that at least some of these are the originals. The proposed windows would all be casements. They would not have the same pattern of glazing bars as the originals, but they would be similar. The policy is more flexible with windows which are not readily visible to the public and it is therefore considered that the proposed windows would be acceptable.
From visiting the site, it was noticed that there is a high wooden fence to the rear of the property and it was not possible to see any of the windows or doors at ground level. It is therefore considered that the alterations to block up an existing door and create a new door at the rear would not be visible to the general public and would have no adverse affects.
The dwelling is not located within a Conservation Area, but it does back onto the Windsor Road Conservation Area. Therefore Environment Policy 36 from the Isle of Man Strategic Plan should be applied. The purpose of this policy is to ensure that development close to the boundary of a Conservation Area does not detrimentally affect important views in and out of the Conservation Area. It is judged that the alterations would have a minimal effect on the terrace and there would be no adverse impacts on the surrounding area. The rear of the property backs onto a narrow access lane and this lane is not considered to be an important view in or out of the Conservation Area.
For the above reasons, this application is considered to be acceptable and is recommended for approval.
PARTY STATUS It is considered that the following parties, who submitted comments, should be afforded Interested 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: 26.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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, the blocking up of an existing doorway and the creation of a doorway from an existing window; as shown in drawing number 01, date stamped 12th October 2010, in addition to drawing numbers 02 and 03, date stamped 6th October 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Copyright in submitted documents remains with their authors. Request removal
