110157

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TO: : Planning Officer FROM: Ross Brazier: Registered Buildings Officer DATE: 15/10/18

18/00830/B RE: installation of replacement windows and door to front elevation.

AT: 27 Kensington Road, Douglas, IM1 3EW

Recommendation Refuse

Scope of comments These comments relate to the impact of the development upon the character and appearance of a conservation area.

Legislative and Policy context

TOWN AND COUNTRY PLANNING ACT 1999

S18 Designation of conservation areas

(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act

National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

Environment Policy 35: 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.

Planning Policy Statements:

1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which,

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although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

Other Policy:

Planning Circulars: 1/98:The Alteration And Replacement Of Windows

Category b) Buildings In Conservation Areas Policy 6 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.

Report detail

27 Kensington Road is a typical example of a an interwar property villa the house has a number of good quality features including wide bay windows at first and second floor and brick arched entrance porch. The Property is located within the Woodbourne Road Conservation Area, no 27 makes a positive contribution to the character and appearance of this part of the conservation area and is identical to a number of properties in this part of the street.

The proposals are to replace the existing aluminium and wood leaded lights casement windows and doors with UPVC.

It is clear that the current windows are non-original and probably date from the 1980’s and a number of identical properties have also had their windows replaced with UPVC. Whilst the proposed material may be in accordance with current policy, the proposed design is not. A clear and typical feature of this property’s windows is that the two large bays windows are arranged in a 6 over 6 casements with mullions separating the each casement with larger casement on the bottom with smaller top casements. This arrangement has been copied by all the other identical properties with varying degrees of success; however all have a clear 6 over 6 arrangement. The proposed windows fail to replicate this detail, only splitting the outer two widow sections. It is my view that the proposals are not the correct window arrangement; they do not replicate the existing or that of other identical properties in this part of

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the road, this change will see the loss of the correct window section for this style of property.

I consider the proposals will are not in accordance with the above policies particularly circular 1/98 and will fail to preserve or enhance the character or appearance of the conservation area for which special attention must be paid therefore I recommend that amendments are sought to include the missing mullioned sections of glazing or that the application is refused.

Ross Brazier Registered Buildings Officer