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                                      18/00232/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00232/B Applicant : Mrs Barbara Scott Proposal : Replacement of existing UPVC rear window Site Address : 4 Derby Road Douglas Isle Of Man IM2 3ET

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.05.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawings referenced 01, 02 and 03, date stamped received on 5th March 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage of No.4 Derby Road, Douglas. The site is the curtilage of an existing three storey dwelling which is owned by the Department of Social Care and operated so as to provide care services on a residential basis. The property is a Victorian property with little in the way of embellishments of detailing, unlike the taller properties to the west. The property has a stack shared with number 2 to the east. PROPOSAL

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                                      18/00232/B                                     Page  2  of  3

2.1 Proposed is the replacement of a ground floor window on the rear elevation. There are no other alterations proposed to the existing aperture. The replacement would see the use of white Upvc casement windows with a 50/50 split and the top proportion having a hinged opening outwards.

2.2 The proposal seeks to replace an existing Upvc casement window with Upvc casement window, top hinged, opening outwards. The appearance would retain the 50/50 split but in this instance the lower half of the window would be a spandrel (solid) insulated panel that serves the kitchen at the rear. This would give the external appearance of glazed in the top half and a solid in the lower half.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area zoned as residential on the Douglas Local Plan of 1998. The site also lies within the Windsor Road Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

4.3 General Policy 2 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.5 Environmental Policy 35 states: "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."

4.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:

"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."

REPRESENTATIONS 5.1 Douglas Borough Council has no objection (29/03/18)

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (06/04/18)

ASSESMENT

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                                      18/00232/B                                     Page  3  of  3

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of No.35, and (ii) whether the windows preserve or enhance the character or appearance of the Windsor Road Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 Given the proposed replacement window is on the ground floor on the rear elevation, it does not readily contribute to the special features of the conservation area. It is mainly the front elevations that are protected. To the rear of the site is a service lane serving these properties of Derby Road and the rears from Falcon Street to the north. At the rear of the site is provision for off road parking of 2/3 cars. In this instance that material alteration to the appearance of the rear window is not considered to be detrimental to the rear elevation of the building or noticeable from the streetscene or wider conservation area.

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 24.05.2018

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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