97806

==== PAGE 1 ====

                                      23/01036/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01036/B Applicant : Mr Wayne Hazell Proposal : Installation of replacement windows to front elevation Site Address : Flat 4 8 Drury Terrace Douglas Isle Of Man IM2 3HY

Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 11.12.2023 __

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 Photograph of existing windows Image of proposed windows Quotation and specification of replacement windows Received 31.08.23

__

Interested Person Status - Additional Persons

==== PAGE 2 ====

                                      23/01036/B                                     Page  2  of  4

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Flat 4, 8 Drury Terrace, Douglas a four storey traditional building which forms part of a terrace of similar buildings all located to the south- western side of Ballaquayle Road and to the east of the residential care home Waverley Court. Flat 4 is located at the third floor of the property. The site lies within the Ballaquayle Road Conservation Area.

2.0 THE PROPOSAL 2.1 Planning permission is sought for the replacement of 2 no. timber sash windows on the front elevation of the property with 'heritage style' UPVC replacements.

3.0 PLANNING HISTORY 3.1 19/01238/B - Installation of replacement windows - Permitted

4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as falling within an area zoned for 'predominantly residential' purposes. The site lies within the Ballaquayle Road 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

4.3 Planning Circular 1/98 - The alteration and replacement of windows The following policy details the approach to replacement windows to buildings in Conservation Areas:

"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 their construction."

==== PAGE 3 ====

                                      23/01036/B                                     Page  3  of  4

5.0 REPRESENTATIONS 5.1 Douglas Borough Council - No objections. (08.09.23)

5.2 Highways Services - No highways interest. (08.09.23)

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 Manx Utilities Authority - No response received at the time of writing.

6.0 ASSESSMENT 6.1 The key consideration in the assessment of this proposal is the character and appearance of the building itself, the streetscene, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016 and Planning Circular 1/98 as set out in section 4 of this report.

6.2 Planning Circular 1/98, as outlined in 4.3, is clear in the requirements regarding the replacements of original windows which are in place. In this instance, it is noted that the replacement windows would replicate the same method of opening as the existing, whilst further mirroring the additional window on the third floor which saw a replacement from timber to UPVC following the grant of planning permission in 2019.

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); (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 Person Status

==== PAGE 4 ====

                                      23/01036/B                                     Page  4  of  4

I can confirm that this decision has been made by the Head of Development Management 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 : 12.12.2023

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.