DEC Officer Report

Application No.: 19/01238/B Applicant: Wayne Douglas Hazell Proposal: Installation of replacement windows Site Address: Flat 4 8 Drury Terrace Douglas Isle Of Man IM2 3HY Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2020 _________________________________________________________________

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 drawing all received on 6th November 2019. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Flat 4, 8 Drury Terrace, Douglas a four storey traditional building which forms part of a terrace of similar buildings all located to the south

western side of Ballaquayle Road and to the east of the residential care home Waverley Court. Flat 4 is located at the third floor of the property.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of replacement windows. One existing timber sliding sash would be replaced with a uPVC sliding sash windows whilst three rear casement windows would be replaced on a like for like basis in uPVC.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Douglas Local Plan. The site is within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning 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."

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

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway implications (29.11.2019). - 5.2 Douglas Borough Council have no objections (29.11.19)

6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and Conservation Area

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE AND CONSERVATION AREA

6.2 To the front elevation the works are relatively modest, relating only to one of the front sliding sash windows. The method of opening would match the existing which is generally regarded to be the main consideration. Whilst the remainder of sliding sash windows would still be timber (an issue when you have multiply owners of the building) and this sole widow would be uPVC, it is more likely in time other will follow similar proposals in the future. Furthermore, being at third floor level, the window is less visual from public views, which generally focus at ground levels of buildings, rather than looking upwards. - 6.3 The three casements windows to the rear raise no concerns and would not be especially prominent features to public views/Conservation Area. Generally the front elevation

of a property is where the quality and character of a building is, and the reason why the building forms part of a Conservation Area. This site is no different to this.

7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically as it would preserve the Conservation Area and as such the planning application is recommended for approval.

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: 21.01.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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