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23/00709/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00709/B Applicant : Mr Don Smith Proposal : Installation of replacement pvc windows and doors and installation of rooflights Site Address : 7 Hildesley Road Douglas Isle Of Man IM2 5AU
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.10.2023 __
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 proposals are considered to be acceptable from a design standpoint, whilst ensuring that the character of the Conservation Area is successfully preserved. The development therefore accords with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings and documents referenced;
Location plan Site plan Front elevation photo Rear elevation photo Rear recess photo Rear angled view photo Window detail Front door details
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23/00709/B Page 2 of 4
Roof plan Velux manufacturer details Received 26.07.23 __
Interested Person Status - Additional Persons
It is recommended that the following should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Isle of Man Victorian Society, Marjon House, Alberta Drive, Onchan
as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE SITE 1.1 The application site relates to an historic two-storey red brick terraced dwellinghouse and its associated curtilage located on the southern side of Hildesley Road, Douglas.
2.0 THE PROPOSAL 2.1 Planning permission is sought for replacement UPVC windows in all elevations of the property (i.e. front and rear), the introduction of 2 no. rooflights and a replacement partially glazed front door with fanlight above.
3.0 PLANNING HISTORY 3.1 None of relevance.
4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes, whilst falling within the Selbourne Drive Conservation Area.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 1 Development in Douglas
General Policy 2 General Development Considerations
Environment Policy 35 Development within Conservation Areas 42 Designed to respect the character and identity of the locality
5.0 REPRESENTATIONS
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5.1 Douglas Borough Council - No objection. (11.08.23)
5.2 Highways Services - No highways interest. (11.08.23)
5.3 Registered Buildings Officer - no response received at the time of writing.
5.4 Manx National Heritage - no response received at the time of writing.
5.5 One letter of representation has been received from the Isle of Man Victorian Society, who have made the following comments:
The property lies within the Selborne Drive, Conservation Area. As such any alterations should enhance both the property and the area. The proposed window replacements on the front elevation do not meet this requirement. The three windows on the front elevation should be sliding sash window with horns. The front door has a fanlight over it to let light into the vestibule and hall. The door itself should therefore be a four solid panel door as per the original which would appear to be in place having been sheeted over in hardboard or ply in an effort to modernise the property at some time. There is no necessity for a half glazed outer door. That element of the application relevant to the front elevation should not be approved as submitted. There will be subsequent applications for other properties in the conservation area and it is important that the standard is set. We have no objections to the proposals for window replacements and roof lights on the rear of the property. (26.08.23)
6.0 ASSESSMENT 6.1 The proposals seek to replace all existing external UPVC windows on both the front and rear elevation with modern and better insulated upgrades, the majority of which would be top hung by displaying a similar appearance to the existing. The existing front door, which appears to be painted timber but of a poor appearance, would be replaced by a partially glazed composite door with fanlight above.
6.2 Whilst concerns raised by the Victorian Society are noted, the proposals effectively constitute like for like replacements with respect to the window frames, and it would therefore be difficult to necessitate the introduction of sliding sash windows with horns. The replacement UPVC windows would therefore pose a neutral impact on the streetscene. Likewise, the replacement front door would be largely comparable to the front door serving the adjoining property of No. 5, and in any case the proposed door in itself is considered to be of an appropriate design which would not detract from the character and appearance of the dwelling and its subsequent interaction with the streetscene. No concerns are raised over the introduction of 2 no. rooflights, which are of an appropriate and pose no material impact upon the character of the streetscene.
6.3 Given the above, the proposals are considered to sufficiently preserve the character and appearance of the Conservation Area whilst being acceptable from a design standpoint, in compliance with General Policy 2 and Environment Policies 35 and 42.
7.0 CONCLUSION 7.1 The proposals are considered to be acceptable from a design standpoint, whilst ensuring that the character of the Conservation Area is successfully preserved. The development therefore accords with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
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);
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(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 (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 SPerson 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: 12.10.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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