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The application site is the curtilage of 2 Hildesley Road, Douglas which is an existing two storey end of terrace property situated to the northern side of Hildesley Road. The application site adjoins 4 Hildesley Road.
The application seeks approval for the installation of replacement windows in the front and rear elevations. The replacement windows would be 50/50 split uPVC casement windows.
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. It is also within the Selbourne Drive Conservation Area. It is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.
Highways Division has not commented
Douglas Corporation has no objection.
Given the nature of the application it is 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."
It is also relevant 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 the construction."
The application seeks approval for the installation of replacement windows in the front and rear elevations.
Firstly dealing with the windows in the front elevation, the existing windows do not contribute towards the character and appearance of the property or the street scene in general; they do not have the original method of opening or the original glazing sections. It is considered that the replacement windows would enhance the appearance and character of the property, although they would not have the original method of opening, the casements would have a 50/50 split with decorative horns, and this would therefore be similar to the glazing sections of sliding sash.
Moving on to the replacement windows in the rear elevation; the rear elevation is not highly visible within the street scene or from a public thoroughfare, it is therefore considered that the installation of casement windows in the rear elevation would not be detrimental to the character and appearance of the property or the Conservation Area in general.
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: 15.03.2011
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 permission relates to the installation of replacement windows as shown in drawings 0049, 0049A, 0049B, 0049C and 0049D received 11th February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 11/2/11
Signed : Senior Planning Officer
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