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18/00741/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00741/B Applicant : Mr & Mrs Robin Perrie Proposal : Window / door alterations and construction of three chimneys Site Address : Aingeville 93 Woodbourne Road Douglas Isle Of Man IM2 3AW
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.08.2018 __
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 the submitted documents and drawings reference numbers 01, 02, 03 and 04 all received on 17th July 2018.
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Interested Person Status - Additional Persons
None __
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18/00741/B Page 2 of 3
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of 93 Woodbourne Road, Douglas, which is known as "Aingeville" and located to the west of the highway. It is a residential care home, owned by the Department of Infrastructure of the Isle of Man Government. Aingeville is within a Conservation Area and relatively prominent within the streetscene, although some sparse but mature trees line the front of the site. The black-framed windows and cornice detailing set against the white-painted render of the building present quite a stark and attractive contrast.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for window / door alterations and construction of three chimneys.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of several historic planning applications, one of which is considered of relevance:
3.2 Installation of replacement windows to all elevations - 14/00544/B - APPROVED
3.3 Installation of replacement windows - 12/01205/B - WITHDRAWN
3.4 Erection of fencing to front boundary - 00/01468/B - REFUSED
4.0 DEVELOPMENT PLAN POLICIES 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 and the Draft Area Plan for the East. The Site is within a Conservation Area.
4.2 Environment Policy 35 reads in full: "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."
4.3 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".
5.0 REPRESENTATIONS 5.1 Highway Services have no interest in the application (02.08.18).
5.2 Douglas Borough Council has no objection (21.08.18).
6.0 ASSESSMENT 6.1 The assessment essentially hinges upon the extent to which the proposed development is acceptable within the Conservation Area; the building is, as noted, prominent within the streetscene and its front and side elevations are visible from the streetscene.
6.2 The re-instatement of three chimney stacks would have a significant beneficial impact to the character and appearance of the existing property and the Conservation as a whole. Accordingly, these works would enhance the Conservation Area.
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18/00741/B Page 3 of 3
6.3 The works to replace an existing casement window on a like for like basis to the side of the rear outrigger would not be apparent from public views. Again the alteration of the rear window to a patio door would not be apparent from public views. Accordingly, these aspects would preserve the Conservation Area. The installation of Velux roof lights (conservation style) to the rear outrigger and rear elevation raise no concerns.
7.0 CONCLUSION 7.1 It is therefore recommended that the application is approved.
8.0 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 21.08.2018
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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