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The application site represents the curtilage of an existing Victorian Terraced property, 41 Woodbourne Road. The dwelling is located on the western side of Woodbourne Road, opposite the Freemasons Hall.
The property is two storeys tall, with dormer windows above in the roofspace.
Proposed is the installation of replacement white pvc windows to the front and rear.
The windows to be replaced on the front are those in the dormer. These include the timber sliding sash window to the front and the triangular fixed windows to the sides. The timber sliding sash window would be replaced with a white pvc sliding sash window, which would have the same frame sections as the original window. The fixed timber side frames would be replaced with fixed white pvc frames.
The remaining timber windows on the front elevation would be retained.
The windows on the rear which would be replaced are those in the dormer and the top floor landing window, to the left of the dormer. In the dormer, the existing timber sliding sash window to the front would be replaced with a white pvc casement window, which would have the same frame sections as the original window, but would not have the vertical glazing bar down the centre. The
fixed timber side frames to the dormer would be replaced with fixed white pvc frames. The existing top floor landing window is a casement and would be replaced with a white pvc casement, which would allow access in case of an emergency.
The remaining timber windows on the rear elevation would be retained.
The following previous planning application is considered relevant in the assessment and determination of this application; 99/01168/B – Permitted 10/11/99 Installation of replacement windows.
The application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is located within the Douglas (Woodbourne Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
No written response has been received from Douglas Corporation.
No written responses have been received from the general public.
The site is located with the Douglas (Woodbourne Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The majority of the existing windows are painted timber sliding sashes. The windows on the front elevation (excluding the front dormer window) were installed under PA 99/01168/B. On the rear elevation, the top landing casement window was installed under the same approval.
The proposed replacement windows to the front dormer would match the existing in terms of their method of opening, glazing bar pattern and frame sections. There is no requirement for the material of windows in Conservation Areas, so the proposed pvc is acceptable. It is therefore considered that the proposed front windows would comply with Policy 6 from Planning Circular 1/98.
The proposed replacement windows to the rear dormer and rear landing would have the same frame sections as the originals, but would not have the same glazing bar pattern or method of opening. The policy is more relaxed for windows to the rear elevation and they do not have to have exactly the same glazing bar pattern or the same method of opening as the originals.
Overall, it is considered that the proposed windows would have a neutral effect on the Conservation Area and would therefore comply with Environment Policy 35 from the Strategic Plan.
For the above reasons, this proposal 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.
Recommended Decision: Permitted
Date of Recommendation: 29.03.2011
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 approval relates to the installation of replacement windows, as shown in the 1:500 Site/Location Plan, the photograph of the front elevation, the drawing of the front elevation, the drawing of the proposed front dormer window, the photograph of the rear elevation, the drawing of the rear elevation, the drawing of the proposed rear dormer window and the drawing of the proposed rear landing window, all date stamped 24 February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 3/3/11 Signed: Amine Senior Planning Officer
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