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The application site is the curtilage of Cooilbane, Quarterbridge Road, Douglas which is an existing two storey semi detached property with additional living accommodation within the roof space. The property is situated to the south east of Quarterbridge Road and is within the Selbourne Drive Conservation Area.
The application seeks approval for the installation of replacement windows in the front elevation. The existing windows are timber; the proposed replacement windows would be timber casements and would be of the same style and design as the existing.
Also proposed is the installation of a replacement door, which would be constructed in hardwood timber.
There are no previous planning applications relating to this site.
The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. The application site is also within the Selbourne Drive Conservation Area. It is appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
CONSULTATIONS
Highways Division has not commented Douglas Corporation has no objections to the proposal.
Given the nature of the application, it is appropriate to consider Planning Circular 1/98 which states:
"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 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.
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 their construction."
It is also appropriate to consider 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."
The application seeks approval for the installation of replacement windows in the front elevation. The replacement windows would be timber casements, and would be of the same style and design as the originals.
It is considered that the proposed replacement windows would preserve the character and appearance of the property which contributes towards the Conservation Area.
The existing door is not of a traditional design and does not contribute towards the character and appearance of the property or the Conservation Area in general. It is considered that the proposed replacement door would be of a more traditional design and would enhance the appearance of the property.
For the above reasons the application is considered to be acceptable and is recommended for approval.
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.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 23.02.2011
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission relates to the installation of replacement windows and door to front elevation as shown in drawings Location 1, Photo 2, Elevations 3 and Window Details received 17th January 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 28/2/11
Signed: [Signature] Senior Planning Officer
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