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Application No.: 09/00989/B Applicant: Mr Derry Grant-James Proposal: Installation of replacement windows to front elevation Site Address: Woodlynn 25 Demesne Road Douglas Isle Of Man IM1 3DZ --- ### Considerations Case Officer : Mr Gary Barr Photo Taken: 05.08.2009 Site Visit: 05.08.2009 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes :** no objection. ---
The application site represents the existing residential curtilage of "Woodlynn" 25 Demesne Road. This relatively large semi-detached property is located in a road of very similar properties which runs parallel with Allan Street and to the west of Bucks Road in Douglas.
This planning application is seeking approval for the replacement of the existing front elevation windows which are currently timber sliding sash, with white uPVC casement windows.
The application site is located within the Woodbourne Road Conservation Area in Douglas which is zoned as an area of "Predominantly Residential Use" under the Douglas South Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal;
"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".
14 August 2009 09/00989/B Page 1 of 4
General Policy 2 is also considered relevant and states:
"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:
Planning Circular 1/98 (The Alteration and Replacement of Windows) states:
"Within Conservation Areas if the original windows are in place, they should be repaired. If this is not practicable windows which are 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".
PLANNING HISTORY The following previous planning application should be considered relevant to the assessment of the current planning application: PA 02/02290/B - Installation of uPVC windows to replace existing to front elevation - Refused
The reasons for refusal for this previous application were on the grounds that this building is of architectural attraction and interest and whilst there are already in place tilting, PVC-framed windows in other buildings in Demesne Road it was judged that there should not be any further adverse changes which would affect the character of this potential Conservation Area.
REPRESENTATIONS The Douglas Corporation have no objection with the proposed development. The Department of Transport Highways Division have not commented on the proposal.
14 August 2009
The previous PA 02/02290/B (Installation of uPVC windows to replace existing to front elevation) was refused on the grounds that this building is of architectural attraction and interest and whilst there are already in place tilting, PVC-framed windows in other buildings in Demesne Road it was judged that there should not be any further adverse changes which would affect the character of this potential Conservation Area.
When this previous application was assessed, Demesne Road was in the process of becoming a Conservation Area (which has now since been designated in September 2003). As such, it will be assessed on the same grounds as before, in whether the proposed windows would preserve or enhance the character of the Conservation Area in accordance with Environmental Policy 35 set out above.
With the appearance of many buildings strongly influenced by the detailing of their windows and doors; the replacement of the timber sliding sash windows with modern white uPVC casement windows is considered unacceptable as it would be contrary to Planning Circular 1/98 as it does not retain the same opening method as the originals and contrary to Environmental Policy 35 as it would neither preserve nor enhance the character of the Conservation Area.
It is agreed that the appearance of Demesne Road in general is not what is expected of a conservation area (with its mixture of styles), but with the introduction of more uPVC casements will threatened the character of the locality further. Our records show that since Demesne Road has become a conservation area there has been numerous applications to change from timber sliding sash to uPVC casements (between 2002-2004) which were subsequently refused. In 2007 there were two applications for replacement like for like uPVC casements, which were permitted (which is generally acceptable). Also in 2007 there has been an approval to replace the existing timber windows to uPVC casements to the bay window on the ground floor.
Whilst there has been an inconsistency, it is considered that there should not be any further adverse changes which would affect the character of this Conservation Area. As such, it is considered that the proposed application fails to respect the architectural characteristics / detailing of the original building and appears inappropriate and harmful to the character and appearance of the conservation area.
It is concluded that this application should be refused as the installation of casement windows to the front elevation would have a detrimental impact upon the Woodbourne Road Conservation Area.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division
Douglas Corporation
Recommended Decision: Refused
Date of Recommendation: 07.08.2009
14 August 2009
N 1. This refusal is without prejudice to an application which proposes the installation of sliding sash windows to the front elevation of the property.
R 1. The windows proposed to be installed to the front elevation of the property, having casement openings as opposed to sliding sash, would fail to preserve or enhance the character of the Peel Conservation Area, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date :
Signed : Senior Planning Officer
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