Officer Planning Report Recommendation

Planning Report And Recommendations {{table:206178}} ### Considerations {{table:206175}} ### Written Representations ### Consultations {{table:206176}} {{table:206177}}

Officer's Report

The Site

The application site represents the curtilage of 44 Hildesley Road in Douglas, which is an existing terraced property in an area of very similar properties.

The Proposal

The application seeks approval for the replacement of the existing front elevation window with white uPVC. This would consist of three top opening casements to the ground floor of the property and two bottom opening casements to the first floor.

Planning Status

The application site is located within a Conservation Area and within an area of "Residential Use" on the Douglas Local Plan (South) 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".

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:

• (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

Whilst the application site has been the subject of a previous planning application it is considered that this is not specifically relevant to the assessment of the current planning application.

Representations

The Department of Transport Highways Division have not commented on the proposal.

Douglas Corporation has no objection to the proposed development.

Assessment

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. Environment Policy 35 and General Policy 2 of Isle of Man Strategic Plan 2007).

The proposed replacement windows would be in-keeping with the existing building and the surrounding area as they would have the same opening method and design as the existing. As the property is located in a conservation area, sliding sash windows are normally encouraged but a precedent has already be set and as a result it would have a minimal visual impact on the street scene without adversely affecting the character of the locality.

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:

The Department of Transport Highways Division

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 as shown in the Location Plan, Window Detail and Photographs date stamped on 1st December 2008.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 19/12/07

Signed : D. B. M. Acting Senior Planning Officer