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The application site represents the curtilage of 5 Eastfield, Douglas. The property is a three storey terraced dwelling which faces South East onto Eastfield opposite a number of allotment gardens.
The site is located within an area identified as being Predominantly Residential Use by the Douglas Local Plan 1998. The site is also identified as being within the Woodbourne Road Conservation Area. The application is for the of replacement windows and as such is to be assessed with regard to Planning Circular 1/98 'The Alteration and Replacement of Windows', specifically Policy 6 'Buildings in a Conservation Area', which states:
> "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 the public thoroughfare must have the same or similar pattern of glazing, but not necessarily the original method of opening, whatever material used in the construction."
There have been no previous planning applications considered relevant in the assessment and determination of this application.
The application seeks approval for the replacement of the existing windows to the front elevation. The existing windows are two dormer windows on the 2nd floor to be replaced with PVC open casement, the two casement windows on the 1st floor to be replaced with PVC sliding sash and the French door on the ground floor to be replaced with a PVC design similar to that of 11 Eastfield.
Douglas Corporation have no objection to the application. The Department of Transport Highways Division have no objection to the application. We have received no privately written representations in relation to the application.
Planning Circular 1/98 states that the replacement of windows on a property in a location such as this should preferably have the same method of opening and glazing bar pattern as the original windows. In this instance the existing windows are a mixture of different opening methods and glazing bar patterns. After a recent site visit it was noted that there is a mixture of different windows on the street and there is no recurring theme. Therefore it is judged that the proposed windows of dormer, sliding sash and French door are an improvement on the pre-existing windows and will improve the aesthetics of the property, the street scene and the Conservation Area in general without adversely affecting the dwelling or the neighbouring properties.
I have considered the content of the application with particular consideration to POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS set out within Planning Policy Statement 1/01 and Planning Circular 1/98 - Alteration and Replacement of Windows, Category b) BUILDINGS IN A CONSERVATION AREA.
The application property is located within the Woodbourne Road section of the Upper Douglas Conservation Area designated in 2003.
Proposed is the replacement of the existing, painted timber casement windows to the dormers, the first floor casement windows and the Ground Floor casement windows to the front elevation with PVC. The dormer is to be replaced with a pair of casement windows the application says to match No.11. Whilst the replication of the window with a pair of casements is acceptable, they should be finer in frame proportion and more like the immediate neighbour in N0.4. The installation of PVC sliding sash windows to the First Floor is acceptable as this reinstates a more historically accurate format of window. The replacement of the current Ground Floor window with the ‘french window’ of the neighbouring property at No.11 is acceptable as again, it reintroduces a historically accurate format of window.
On the basis of that set out above, I recommend approval of this application.
It is recommended that the application be granted subject to conditions in the attached schedule.
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
Recommended Decision: Permitted Date of Recommendation: 04.07.2008
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 permission relates to the installation of replacement windows to the front elevation as shown in the location plan and photographs x 2 submitted and date stamped 16 April 2008.
C 3. Prior to the commencement of works, a revised dormer design, which is similar in design to the dormers of No.4 Eastfield, shall have been submitted to and approved in writing by the planning authority, and thereafter the works shall be carried out in accordance with the approved details.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 08/07/2008
Signed: _________________________ Mrs F Mullen Senior Planning Officer
Spoke with Ian Brooks to ensure compliance by site visit.
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