Planning Officer Report

Application No.: 09/01483/B Applicant: Miss Melanie Sherratt Proposal: Installation of replacement windows and doors to front and rear elevations Site Address: 19 Hildesley Road Douglas Isle Of Man IM2 5AU ### Considerations Case Officer : Ms Henrietta Hopkins Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes : Consultee: Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents 19 Hildesley Road, Douglas. The property is a two-storey terraced unit located in an established residential area.

The Proposal

The applicant seeks to replace the existing upvc windows and doors to the front, side and rear elevations of the property.

Planning Status

The application site is located within 'Predominantly Residential Use' in the Douglas Local Plan Order 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2.

General Policy 2 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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."

Planning History

The property has had no previous planning applications submitted which are considered to be relevant to this proposal.

Assessment

The application site is located within a 'Predominantly Residential Area' within the Douglas Local Plan Order 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007).

Given that the planning application proposes to replace the existing windows similar to the existing, it is considered that the proposed development is acceptable. It is judged that the proposed windows/doors will not have a detrimental impact upon the character of the property or on the surrounding area where other properties within the immediate vicinity have similar upvc windows.

Representations

Douglas Corporation has raised no objection to the proposed development.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

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:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 28.10.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : 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 submitted Drawing No. 1478-01 and the details submitted on the windows types received on 7 September, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : Permitted Date : Signed : Senior Planning Officer