Officer Report

Application No.: 18/01177/B Applicant: Mr Daniel Ward Proposal: Installation of replacement windows Site Address: 101 Woodbourne Road Douglas Isle of Man IM2 3AR Planning Officer: Mr Nick Salt Photo Taken: 22.11.2018 Site Visit: 22.11.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.12.2018 _________________________________________________________________

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.

• C 2. The shape of the windows must match that of the aperture in which each will be fitted.

Reason: To clarify the proposal as stated in the documents and in the interests of the character and appearance of the Conservation Area.

Plans/Drawings/Information:

This permission relates to the following plans, documents and drawings date stamped as received on 9th November 2018:

• o Location Plan
• o Site Plan
• o 1474.1 Photographs of existing side and front elevations
• o 3 - Details of window replacement front elevation
• o 4 - Details of windows replacements side elevation
• o Brochure information on proposed windows _______________________________________________________________

Interested Person Status – Additional Persons None

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of 101 Woodbourne Road, Douglas. The street is characterised on the north western side by traditional terraced rows of 3 storey dwellings, with detached building on the opposite side. - 1.2 The site dwelling is an end terrace, with a bay window on the front elevation and timber sliding sash curved headed windows throughout. The windows are set into the building with ground floor windows featuring ornate surrounds.

2.0 PROPOSAL - 2.1 The proposal is for the replacement of the front and side elevation windows within their existing structural apertures. The windows would feature curved headed sliding sash as existing, with the difference being a change from timber frame to uPVC frame. No glazing bars are proposed (none currently exists)

- 3.0 PLANNING HISTORY

3.1 There are a number of planning applications which are deemed materially relevant to this application for similar proposals in surrounding area:

• o 03/00775/B - Proposal part a) to replace wooden windows with PVC to front elevation, 103 Woodbourne Road - Refused.
• o 03/00775/PART - Proposal part b) to replace wooden windows with PVC to rear elevation, 103 Woodbourne Road - Permitted.
• o 03/01538/B - Installation of uPVC sliding sash windows to front elevation, 103 Woodbourne Road - Permitted.
• o 09/01681/B - Installation of replacement white uPVC windows on front elevation, 103 Woodbourne Road - Permitted.

3.2 Further along Woodbourne Road, several similar applications have been approved over recent years.

- 4.0 PLANNING POLICY

4.1 The site is in an area designated as Predominantly Residential use in the Douglas Local Plan 1998. - 4.2 As the site is within an area zoned for development the key policy relevant to this proposal is contained within The Isle of Man Strategic Plan 2016, specifically: - 4.3 General Policy 2 (Development in accordance with the land-use zoning); "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; (n) is designed having due regard to best practice in reducing energy consumption. "

4.4 As the site is within Woodbourne Road Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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."

4.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) Policy CA/2, (Conservation Areas); "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." - 4.6 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is noted: "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."

- 5.0 REPRESENTATIONS

5.1 Highway Services advise that there is no highways interest (16.11.18). - 5.2 Douglas Borough Council have no objection (23.11.18).

- 6.0 ASSESSMENT

6.1 The key consideration in the assessment of this proposal is the character and appearance of the building itself, the surrounding area, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98 as set out in section 4 of this report. - 6.2 The side and front elevations of the dwelling are readily visible from the public thoroughfare of Woodbourne Road, particularly approaching from the south. It is important therefore to have consideration on any impact a proposal may have on the street scene or the historic character of the building. - 6.3 It is noted that timber windows are the preferable option in Conservation Areas. However, when uPVC is used in contexts where the setting of the window would be more readily visible, and when the original method of opening and pattern is used, the material is not a sufficient reason for refusal in and of itself. The windows proposed would not clearly be detrimental to the character or appearance of the building or surrounding area.

- 7.0 CONCLUSION

7.1 On balance, the proposal complies with General Policy 2 and Environmental Policy 35 of the 2016 Strategic Plan, and Policy CA/2 in Planning Policy Statement 1/01 in preserving the special character of the Conservation Area, it also satisfies the requirements on window replacements in conservation areas as outlined in Planning Circular 1/98. It is therefore acceptable and recommended for approval. - 8.0 INTERESTED PERSONS 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: 17.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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.