DEC Officers Report

Case Officer: Mr Edward Baker Photo Taken: Site Visit: 18.06.2014 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

The application site is No. 10 Alexander Drive, Douglas. It comprises a traditional two storey terrace house forming the continuous frontage to the north side of the road. It is within a built up residential area of Douglas.
The site lies within the Selbourne Drive Conservation Area.

The Proposal

The application seeks planning approval to replace windows at the front and rear. The existing windows are mostly UPVC and UPVC replacement windows are proposed. The applicant confirmed on site that they wish them to be a sliding sash design.

Planning History

The site has the following relevant history:

11/01094/B - approval granted in 2011 for installation of replacement windows and door to dwelling.

01/01580/B - approval granted in 2011 for installation of uPVC windows to replace existing and replacement rooflights.

Planning Policy

The Douglas Local Plan 1998 identifies the area as being predominantly residential.
The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:

General Policy 2:

'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;

Application No.:	14/00682/B
Applicant:	Lisa Claire Cull
Proposal:	Installation of replacement windows to front and rear elevations
Site Address:	10 Alexander Drive
	Douglas
	Isle Of Man
	IM2 3QE

(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;
(l) 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.

Environmental Policy 35 of the Isle of Man Strategic Plan 2007 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.'

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.

Planning Circular 1/98: The Alteration and Replacement of Windows (Part 6 Category b) Buildings in Conservation Areas 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.'

REPRESENTATIONS

Douglas Borough Council - no objection.

ASSESSMENT

The proposal is to replace the existing UPVC casement sash effect windows with sliding sash UPVC windows. The existing windows on the front are brown and the new windows will be white to better match those in the rest of the road. The design of the new windows is appropriate and better than the existing. The character and appearance of the Conservation Area will therefore be enhanced. There are no additional issues of impact on amenity.

Recommendation

It is recommended that approval is granted.

Party Status

The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.07.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1.

The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Drawing Number PL001 and photographs received on 02 June 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made: Permitted Date: 15.2.14

Determining officer (delete as appropriate)

Signed :... Signed :... Sarah Corlett Chris Balmer Sarah Corlett Senior Planning Officer Senior Planning Officer

Signed :... Signed :... Michael Gallagher Jennifer Chance Director of Planning and Building Control Head of Development Management

DEC Officers Report

Source & Provenance