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Part 1 Case Officer's Report
| Consulttee: | Highways Division |
| Notes: | |
| Consulttee: | Douglas Corporation |
| Notes: | no objection. |
| Application No.: | 11/00485/B |
| Applicant: | Mr Edward John Pass |
| Proposal: | Installation of replacement windows and front door |
| Site Address: | 45 Hildesley Road Douglas Isle Of Man IM2 5AX |
None received at time of drafting report
| Case Officer: | Mrs Jade Craig |
| Photo Taken: | 12.05.2011 |
| Site Visit: | 12.05.2011 |
| Expected Decision Level: | Officer Delegation |
The application site represents the curtilage of a two storey terraced dwelling, 45 Hildesley Road, Douglas. The dwelling is located on the south-western side of the road, three properties in from the western end of the terrace.
The front of the terraces on Hildesley Road are characterised by red ruabon brick to the external walls and castellated parapets to the projecting bay windows.
Proposed is the installation of replacement windows to the front and rear of the dwelling, in addition to the installation of a replacement front door.
The existing windows are painted timber sliding sashes to the front and casements to the rear. The existing sliding sashes have a 50/50 split and the existing casements are different styles. The proposed windows would be upvc casements throughout. The windows to the front would have a 50/50 split and those to the rear would vary, with similar frame sections as the existing.
The existing front door is a painted timber panelled door with a glazed fanlight over. It is proposed to replace this with a white upvc door with an arched glazed panel in the upper section and a fanlight over.
The following previous planning applications are considered relevant in the assessment and determination of this application;
03/01386/B – Permitted 06.01.04
a) Installation of uPVC sliding sash windows on front elevation C2. This approval relates only to the installation of PVC-framed, sliding-sash windows in the front of the house in accordance with the submitted documents which are date stamped 29th September 2003.
03/01386/PART – Refused 06.01.04
b) Installation of door and fanlight to replace existing on front elevation R1. The installation of a PVC door as proposed would be out of keeping with the original architecture, and would not preserve or enhance the appearance or character of the Conservation Area.
NOTE The applicant is advised to consult with the Department’s Conservation Officer to discuss the availability of grant assistance towards the cost of refurbishment or, if necessary, like-for-like replacement.
04/00280/B – Permitted 18.03.04
Installation of uPVC windows to replace existing on rear elevation
There have also been various planning applications for replacement windows and doors to other dwellings in Hildesley Street. Due to the large number of these, I have only listed those from 2005 onwards below for reference:
05/00162/B – Permitted 28.04.05 21 Hildesley Road, Douglas Replace existing uPVC front door with wooden door and frame (Approved for the replacement of uPVC front door with timber door and frame). 06/00940/B – Permitted 01.08.06 6 Hildesley Road, Douglas Installation of uPVC casement windows to replace existing on front elevation (Approved for the replacement of timber louvre windows with upvc casements). 07/00475/B – Permitted 12.06.07 11 Hildesley Road, Douglas Installation of replacement windows (Approved for replacement sliding sash windows) 07/01020/B – Permitted 27.07.07 32 Hildesley Road, Douglas Installation of replacement windows on front elevation (Approved for the replacement of timber casement windows with upvc casements). 07/02116/B – Permitted 14.02.08 3 Hildesley Road, Douglas Installation of replacement front and rear doors (Approved for the replacement of timber doors, which were not the originals, with upvc doors). 08/00416/B – Permitted 23.05.08 18 Hildesley Road, Douglas Installation of replacement windows and door to front elevation
(Approved for the replacement of timber casement windows and timber front door, which were not the originals, with upvc casement windows and door).
08/02218/B – Permitted 23.02.09 44 Hildesley Road, Douglas Installation of replacement windows to front elevation (Approved for the replacement of timber casement windows with upvc casements).
09/01483/B – Permitted 16.11.09 19 Hildesley Road, Douglas Installation of replacement windows and doors to front and rear elevations (Approved for the replacement of upvc casement windows with similar windows and the replacement of what looks like a timber door with upvc door).
09/01115/B – Permitted 05.02.10 15 Hildesley Road, Douglas Installation of replacement front door (Approved for the replacement of upvc front door with composite door).
11/00174/B – Permitted 23.03.11 2 Hildesley Road, Douglas Installation of replacement windows (Approved for the replacement of upvc casement windows with upvc casement windows).
The application site is located within an area designated as Predominantly Residential Use on the Douglas Local Plan Order 1998, Map No. 2 (South). The site is located within the Douglas (Selborne Drive) Conservation Area.
Due to the nature of the proposal and the zoning of the site, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35. In addition to this, Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and is considered to be relevant to this proposal.
"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:
"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."
"Category b) BUILDINGS IN CONSERVATION AREAS
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."
Douglas Corporation have no objection to the proposal.
No written responses have been received from the general public.
The site is located with the Douglas (Selborne Drive) 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.
Planning approval was previously given for the installation of upvc sliding sash windows on the front elevation and the installation of upvc sliding sash and casement windows on the rear elevation. It appears that neither of these approvals have been implemented and they have since expired. Now proposed is the installation of upvc casement windows to the front and rear elevations.
The proposed windows to the front elevation would differ from the existing and the previously approved windows, in that they would be casements rather than sliding sashes. In some cases, the planning authority has allowed casement windows to the front elevations of properties in Conservation Areas, when the originals would have been sliding sash. For example, casements might be allowed if the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation. Casement windows could also be acceptable in unusual cases where all of the remaining properties within a terrace have casements.
Environment Policy 35 states that; "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."
When assessing the proposed development against the above policy, it is considered that the proposal would not preserve or enhance the property; rather it would result in the loss of one of the special features which contribute to the character of the area. The method of opening would be casement, rather than traditional sliding sash.
Policy 6, from Planning Circular 1/98, states that "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."
The proposed windows would be 50/50 split, reflecting the glazing pattern of the existing. However, the windows would fail to replicate the original method of opening, although there is no preference as to the material used in construction.
From visiting the site, it was noticed that there are a variety of window types along the street. Hildesley Road consists of terraces on either side which are of very similar design and which have largely retained their character, apart from changes which have occurred with regard to the windows and the doors. The ornate brickwork of the houses is particularly important to this group of terraces and stands out more than the style of windows in terms of the character of the Conservation Area. It may well be that there is an argument for casement windows in properties in Hildesley Street. However, in this particular circumstance, the original sliding sash windows are in place and sliding sashes are visible to other nearby properties, including the adjoining no. 34, so it is felt that the Planning Authority cannot support the installation of casement windows to the front elevation in this instance.
The proposed replacement windows to the rear are similar to the existing and unobjectionable.
The proposed door;
Planning approval was previously refused for the installation of a pvc front door and fanlight to replace the existing. The reason for refusal was due to the proposed door failing to preserve or enhance the appearance or character of the Conservation Area.
The existing front door is considered to be the original painted timber panelled door. From visiting the site, it is noticed that there are a variety of front door types within the street and few of the originals remain. It can therefore be argued that the historic appearance of the terrace is not strongly influenced by the detailing of the timber front doors. However, the existing door is believed to be the original and the door proposed in this application is not considered to preserve or enhance the Area. As a result of this, the proposal fails to comply with Environment Policy 35 from the Strategic Plan.
For the above reasons, this proposal is considered to be unacceptable and is recommended for refusal.
Douglas Corporation 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: Refused
Date of Recommendation: 13.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The replacement windows would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Policy 6 of Planning Circular 1/98; in that the windows would fail to replicate the original method of opening, and as such the replacement windows would fail to preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the street scene.
R 2. The installation of a uPVC front door would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 as it introduces an unduly inappropriate feature into the street scene, which would not preserve or enhance the character and appearance of the Conservation Area and would adversely affect the visual amenities of the locality.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Refused Date : ...
Signed : ... Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : ... Jennifer Chance Senior Planning Officer
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