106088

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00335/B Applicant : Margaret Catherine Halligan Proposal : Replacement of timber windows to front elevation with white UPVC windows Site Address : 10 Grosvenor Road Douglas Isle of Man IM1 3EN

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit : 02.07.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.10.2018 __

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.

N 1. For the avoidance of doubt, no approval is given for the replacement of the front door which appears to be the original.

Plans/Drawings/Information:

This approval relates to drawings referenced Quotation, Elevation and photographs all date stamped 23rd March 2018 and email dated 20th October 2018.

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Interested Person Status - Additional Persons

It is recommended that the following organisation 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):

The Isle of Man Victorian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or

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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 Department's Operational Policy on Interested Person Status July 2018). __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage of 10 Grosvenor Road, Douglas. The property is a three storey Victorian terrace property which is located on the southern side of Grosvenor Road and north of Demesne Road. The application site is located within the Woodbourne Road Conservation Area.

1.2 Grosvenor Road is a cul-de-sac no through road. The terrace is made up of 13 properties of similar construction and style. The more notable features of the design are the bay windows; gardens to the front, dwarf walls and ornate iron railings on top, curved headed windows on the first floor with detailing around the window heads and pairs of gable peaked dormers on the second floor; and the array of chimney pots depicting either end of each property, the which is characteristic of the 13 properties that make up the terrace. At end of the road lies a bowling green and associated gardens. On the opposite side of the terrace are a set of tennis courts and a cosmetic surgery practice.

1.3 The property features timber sliding sash windows to the front elevation painted black.

PROPOSAL 2.1 Proposed is the replacement of the existing windows on the front elevation with white Upvc sliding sash to the ground floor and first floor. At first floor, the windows would feature the shaped window heads and the ground floor would see the replacement of the three widows making up the bay windows and the fanlight above the front door. The application would see a total of 10 windows being replaced.

PLANNING HISTORY 3.1 03/00688/B - Installation of UPVC casement windows to replace existing. This application saw the replacement of the third floor windows in the peaked dormer and fitted with white Upvc casement frames with the bottom half hinged at the top opening outwards.

PLANNING POLICY 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

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 (GP2) (in part) 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;

4.4 Environment 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

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features contributing to the character and quality are protected against inappropriate development."

4.5 Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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 (03/05/18)

5.2 The Isle of Man Victorian Society has commented (17/04/18) identifying the area is a conservation area and welcomes the installation of sliding sash mechanisms. However, they advise the windows should feature "horns" on the lower corners of the upper sash, and the front door appears to be original and should not be replaced.

ASSESMENT 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 10 Grosvenor Road; (ii) whether the windows preserve or enhance the character or appearance of the Woodbourne Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 The proposal seeks to replace the existing windows on the front elevation with Upvc sliding sash windows to match the existing in terms of opening mechanism. The proposals on the front are welcomed and would replicate the traditional method of opening albeit in a more modern material, which will add a degree of unity to the front façade and would be in keeping within the context of the streetscene. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the use of the proposed UPVC has been recognised as an acceptable alternative to timber and is seen amongst other properties within the street scene. Whilst not shown on the drawings, the applicant has confirmed by email of 20th October, the replacement windows with have the mock horns on the bottom sash.

6.3 The proposal is deemed acceptable in accordance with the policies that seek to preserve the character and appearance of the dwellinghouse and is not considered to have an adverse impact on the character or appearance of the 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;

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(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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 22.10.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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