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Application No.: 15/00450/B Applicant: Mr David Cluckie Proposal: Installation of replacement windows and door and alteration to ground floor bay window Site Address: 1 Hildesley Road Douglas Isle Of Man IM2 5AU Case Officer : Mr Edmond Riley Site Visit: 14.05.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 1 Hildesley Road, Douglas, which is a two-storey, end-terraced dwelling sited on the southwestern side of the highway and within the Selbourne Drive Conservation Area. No.1 has, at some point in the past, been the subject of two unfortunate alterations. Firstly, removal of the chamfered, ground floor bay feature and its replacement with a fully-glazed, square bay feature has damaged the form of the building as a whole, even if the original chamfer remains on the first floor. The second alteration has been the removal of the traditional sliding sash windows at their replacement with top-opening casement units; the bay feature appears to be finished with non-opening glazing panels. - 1.2 The terrace to both the north and south of the highway is characterised by its unusual red-brick and crenellated feature finish.
2.0 THE PROPOSAL - 2.1 The planning application seeks the approval for the replacement of the windows to the front elevation. The square bay feature would remain, but the corners would be built up with corner piers. The proposed windows would be sliding sash to the top storey (three units), while the reinvigorated bay feature would have a single, central sliding sash unit either side of which would be a narrow, non-opening glazed panels. In the side elevations of the square bay would be two narrow sliding sash units. - 2.2 Also proposed is a new front door, of GRP composite construction, with a new fanlight above. - 2.3 The applicant was contacted with respect to the square bay feature, with a view to its being returned to the chamfered design as found elsewhere along the street. However, he advised that the loss of internal floorspace and budget restrictions made this option unworkable / unviable from his point of view.
3.1 Replacement windows were approved for the dwelling in 2002 and 2003 under PAs 02/00592/B and 02/01482/B.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is designated as "Predominantly Residential" under the Douglas Local Plan Order 1998 Map No. 2 (South). As already noted, the application site is within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. - 4.3 The relevant extracts from General Policy 2 state: '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:
4.4 Environment Policy 35 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'. - 4.5 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: '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 original method of opening, whatever the material used in the construction'.
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council indicates that it does not object to the application (25.05.15).
6.0 ASSESSMENT - 6.1 Planning approval is sought for replacement windows to the entire front elevation of a residential dwelling in a Conservation Area. The important issue to consider in the assessment of this planning application is how the replacement windows would impact on the streetscene of Hildesley Road itself and the Selbourne Drive Conservation Area in general. - 6.2 The existing dwelling has been unfortunately altered in the past, and its prominence at the end of a terrace makes these alterations even more unfortunate. The proposed works
7.0 RECOMMENDATION - 7.1 The works as proposed would certainly enhance the appearance of the dwelling, and Conservation Area, and it is therefore concluded that the application meets General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 200, and Planning Circular 1/98, and therefore the application should be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
26.05.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
The development hereby approved relates to plan 1161-02, date-stamped as having been received 27th April 2015.
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; 27.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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