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23/00229/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00229/B Applicant : Ms Gloria Rothwell Proposal : Replacing single glazed timber windows with uPVC double glazed windows and replace timber front door with uPVC door Site Address : 21 Church Road Onchan Isle Of Man IM3 1BF
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.09.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application meets the tests of section 18 of the Town and Country Planning Act 1999 and environment policy 35 within the IOM Strategic Plan 2016 as the character of the conservation area is being preserved. The proposals also comply general policy 2 as they do not affect adversely the character of the locality or surrounding townscape. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to the proposed windows details submitted on 24.2.2023 and the proposed door details submitted on 7.8.2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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23/00229/B Page 2 of 4
1.0 THE SITE
1.1 The site is 21 Church Road, Onchan. The site is within the Douglas (Woodbourne Road) Conservation Area. The property is an end terrace dwelling presenting a two storey elevation to Church Road, although the falling ground results in an additional lower ground floor being present when viewed from the rear elevation.
2.0 THE PROPOSAL
2.1 The application proposes to replace the existing timber casement windows on the front and rear elevations with UPVC casement windows in a like for like manner.
2.2 The application also proposes to replace the existing painted timber six panelled front door with a composite door, generally in a similar style to the existing but with the two top panels glazed rather than solid.
3.0 PLANNING POLICY
3.1 The site lies within an area designated on the Area Plan for the East 2020 as predominantly residential, and within the Onchan Conservation Area. The site is in an area noted as being at high risk of surface water flooding.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2 Strategic Policy 4 Environment Policy 34 Environment Policy 35
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS
3.5 Planning Circular 1/98: The Alteration And Replacement Of Windows Category b) BUILDINGS IN CONSERVATION AREAS Policy 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.
4.0 PLANNING HISTORY
4.1 The most relevant planning history on the site in terms of the current proposals is the following application:
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23/00229/B Page 3 of 4
11/01458/B - Replace existing garage door with a window and door - Permitted.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only.
5.1 The Department of Infrastructure Highways Division has stated that there is no highways interest in the application (16.3.2023).
5.2 Onchan Commissioners initially objected to the application (24.3.2023), and following submission of an amended front door design, requested that the application be deferred until 29.8.2023. As of 1.9.2023, no further reply has been submitted.
6.0 ASSESSMENT
6.1 The principal issues with the application are the potential impact on the special character of the conservation area and surrounding neighbourhood.
6.2 The existing windows at the property are timber framed casement opening units. The application proposes to replace the windows in a like for like manner generally in terms of opening method and glazing bar detail, although using UPVC as a frame material. As the guidance in circular 1/98 is being followed, it is judged that the proposed like for like windows would preserve the special character of the conservation area, and have no adverse impact on the surrounding townscape.
6.3 The application proposes to replace the existing painted timber six panelled door with a UPVC composite six panelled door, with the upper two panels glazed. Although a non- traditional material is being proposed, and the proposals do not therefore meet the tests of environment policy 34, planning circular 1/98 for replacement windows makes it clear that material is less important than style and opening method. With this in mind, it is judged that a non-traditional material is acceptable in this instance as the style of door is appropriate and the character of the conservation area would therefore be preserved.
7.0 CONCLUSION
7.1 It is judged that the application meets the tests of section 18 of the Town and Country Planning Act 1999 and environment policy 35 within the IOM Strategic Plan 2016 as the character of the conservation area is being preserved. The proposals are also judged to comply with general policy 2 as they do not affect adversely the character of the locality or surrounding townscape. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
(a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and
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(g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 01.09.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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