Planning Officer Report

Planning Officer Report And Recommendations {{table:378506}} Case Officer : Mr Edward Baker Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

The Application Site

1. The application site comprises a semi-detached two storey house in a residential suburb of Douglas.

1. The site is within the Selbourne Drive Conservation Area.

The Proposal

1. The proposal comprises the replacement of existing timber windows and doors with white uPVC equivalents.

Planning History

1. The property has no specific planning history.

1. However, planning permissions were granted in 2012 for replacement uPVC windows in the property opposite, 56 Selborne Drive.

Planning Policy

1. The site is within an area recognised as being predominantly residential in the Douglas Local Plan 1998.

1. General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:

'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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.' 8. Environmental Policy 35 of the Isle of Man Strategic Plan is relevant: '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.' 9. Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area. 10. Planning Circular 1/98 "The Alteration and Replacement of Windows" is relevant. With regard to the specific proposal, the Circular says: '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 materials 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

1. Douglas Corporation - no response at the time of writing.

Assessment

1. The proposal is for the replacement of existing timber windows and front door with uPVC windows. The existing windows are in poor state of repair and the design of the existing front door is not particularly attractive. There is a precedent in the street for replacement of timber windows with uPVC windows (including the property opposite). It is considered that the proposed new windows and door would arguably improve the appearance of the building Conservation Area, given their current state of disrepair. Overall, the new windows and door would have a minimal visual impact, and it is considered that the character and appearance of the Conservation Area would be preserved.

1. Given that the proposal is for replacement windows, there are no additional issues of overlooking or impact on neighbour amenity.
2. It is considered that the proposal complies with the relevant policy and that there are no material considerations that indicate that permission should be refused.

RECOMMENDATION

1. It is recommended that the planning application be approved with conditions.

PARTY STATUS

1. The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 12.04.2013

Recommendation:

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. He and This approval for replacement windows and door relates to site plan, existing and proposed elevations all received on 07 March 2013.

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 : Determining officer (delete as appropriate)

Signed : Ssahwant Anthony Holmes Senior Planning Officer Signed : Ssahwant Michael Gallagher Director of Planning and Building Control Senior Planning Officer Signed : Ssahwant Jennifer Chance Development Control Manager

15 April 2013 13/00285/B Page 4 of 4