APL Plannig Statement

Planning Statement

Address: 127 Woodbourne Road, Douglas, Isle of Man, IM2 3AZ

• 1.0 Proposal/Existing
• 1.1 Full planning approval is sought for the replacement of two existing windows, re coating of external walls and installation of two rooflights at 127 Woodbourne Rd, Douglas. The residential property is a three storey semi detached dwelling located to the West side of Woodbourne Rd on the junction with York Road.
• 1.2 The existing windows to the dwelling are single glazed timber framed sliding sash to the upper floors and original timber casement to the ground floor with ornate lead detailing.
• 1.3 All existing windows are single glazed and are thought to be original or some being replacements like for like.
• 1.4 The applicant has recently purchased the property and wishes to retain the existing windows given they are an important feature of the property, especially to the ground and first floor levels where there is more aesthetic quality. However, the two upper floor windows in question to be replaced are in a poor state and have potentially been replaced in the past with newer single glazed units.
• 1.5 All windows throughout have installed a rudimentary secondary glazing system internally that will be upgraded as required to allow for the main windows to be refurbished and remain whilst improving the thermal efficiency of the property.
• 1.6 The proposed replacement windows are within the roof space area of the property. It is proposed to thermally improve the roof internally. Due to this it is proposed that these two windows are replaced with new uPVC double glazed sliding sash units to ensure this floor level is as thermally efficient as possible.
• 1.7 The proposed two rooflights are to increase light into the main rooms within the roof space. There is already three rooflights present within the roof in other areas but cannot been seen from the surroundings barring one due to their orientation.
• 1.8 The existing external walls are showing signs of deterioration of the finish given the age. This is causing typical damp and mould problems internally. It is proposed to re finish the outside to eliminate this issue.

• 2.0 The Application Site
• 2.1 The application site is a three storey semi detached dwelling on Woodbourne Rd, Douglas. The immediate neighbouring dwellings are either of a similar style or scale and would have been constructed around the same time.
• 2.2 The building is finished with a dash stone render finish and dark slate roof.

3.0 General Proposal and Research

• • The applicants have not gone into this lightly. They purchased the property as a house for life and are determined to achieve an aesthetically pleasing sympathetic but functional and durable solution.
• • The applicants have considered repair of the existing window units and have been in discussions with window companies regarding this aspect.
• • Repair is expensive but deemed to be important in retaining the original aesthetics of the property to the ground and first floor windows.
• • Thermal performance and condensation control is important and needs to be improved. This is to be achieved through new breathable wall finish and new secondary glazing system to the main floor levels.
• • Due to the roof being thermally upgraded it is felt important to replace the two windows on the upper floor with new double glazed units so that no cold bridging can occur and eliminate the aim for thermal improvements to the property.
• • Timber replacements have been considered to the upper floor but are aware that they would be relatively expensive and on top of that also require ongoing maintenance which at that height from ground level would require significant monetary investment for safe working when required in comparison to uPVC units that would not need any maintaining but still give the same aesthetic finish.

4.0 Proposed

• 4.1 The proposed two replacement windows are to replicate the existing windows like for like in aesthetics. The main features of the windows are as follows:

• • All sliding sash windows are to be manufactured by specialist sliding sash manufacturer. Samples can be supplied when manufacturer has been chosen.
• • All windows to be double glazed thermally A rated.
• • All windows to be white wood grained thermo plastic.
• • All glazing bars, pattern and frame sections are to be replicated.
• • All openers throughout to be replicated.
• • Windows where below 800mm in height from floor level are to be strengthened glazing installed for protection from falling and to meet Building Regulation requirements.
• • The wood grained thermo plastic units would be of a very high quality and to the passing eye would easily be mistaken for full timber units.
• • The proposed rooflight to the South West elevation would be of a conservation style to respect the surroundings.
• • The proposed rooflight to the North West elevation will be located as stated on the drawings behind the existing chimney stack and would not be visible to the surroundings. Due to this it is proposed that this rooflight can be non Conservation style.

• • The proposed external wall finish will be either Cork Spray or a breathable paint finish to the existing render. Either option will not change the visual of the finish.

5.0 Other applications to neighbouring properties

• 5.1 Replacement window applications or applications where replacement windows are part of the application, have been submitted and approved for the below properties neighbouring the proposal site but are not limited to:

• - 129 Woodbourne Rd, Douglas – 08/01877/B
• - 131 Woodbounre Rd, Douglas – 08/01103/B
• - 135 Woodbourne Rd, Douglas – 00/00124/B
• - 137 Woodbourne Rd, Douglas – 13/91328/B
• - 125 Woodbourne Rd, Douglas – 14/01325/B
• - 38 York Rd, Douglas - 12/01189/B

Conclusions

Under Environmental Policy 35 it is felt that the proposal will preserve and/or enhance the character or appearance of the area.

Planning Circular 1/98: Category B - Buildings in Conservation Areas the windows would comply with the guidance therein in that "whatever material is used in their construction, they must have the same method of opening as the originals" and "the windows must have the same or similar pattern and section of glazing bars and frame sections".

Both of the above points outlined within the planning circular will be achieved. It should be considered that the proposal can be viewed favourably given the above and the comprehensive approach being proposed.