DEC Officer Report

Application No.: 19/01278/B Applicant: Mr James Allen Proposal: Installation of replacement windows and doors and formation of rear bifold doors Site Address: 23 Selborne Drive Douglas Isle Of Man IM2 3LR Planning Officer: Mr Paul Visigah Photo Taken: 05.12.2019 Site Visit: 05.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.01.2020 _________________________________________________________________

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 decision relates to the information, photos and drawings 1, 2 and 3 all received on 14th November, 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the residential curtilage of 23 Selborne Drive, Douglas which is part of a pair of two storey semi-detached properties located on the western side of Selborne Drive. An access lane runs to the rear of the property which serves a number of properties in the area. The application site has a detached garage at the rear and pedestrian access gate connected to the rear lane, while a pedestrian access gate on the side elevation of the dwelling connects the front garden to the rear yard of the property. The majority of properties in the area utilise the rear

lane to access garages/parking areas which are generally to the rear of the properties, rather than to the front.

THE PROPOSAL

2.1 The application seeks approval for the installation of replacement windows and doors and formation of rear bifold doors.

2.2 The details of the proposed works are as follows:

• i. Removal of the existing timber door and frame and its replacement with new composite UPVC door.
• ii. Replacement of the existing timber bay windows with new white upvc double glazed units.
• iii. Replacement of existing timber sliding sash windows on the front elevation (first and second floor) and side elevation (first floor) with new white upvc double glazed sliding sash windows complete with horns.
• iv. Replacement of the existing timber windows of the living room bay windows on the side elevation with white UPVC double glazed windows, as well as the existing timber casement windows on kitchen (ground floor) with UPVC double glazed casement window.
• v. The works on the rear elevation would include; the replacement of the existing timber windows on the rear elevation (first floor) and window on the rear elevation of the utility room (ground floor) with new white UPVC double glazed casement windows. Also, the existing rear windows on the ground floor of the dwelling will be removed and openings altered to enable the installation of new bifold doors complete with lintels/steel beams.
• vi. Additional works would include the re-rendering of the external wall of the building with painted smooth cement render, as well as internal alterations on the ground floor and second floor of the dwelling to join the lounge and living room (ground floor) and bedroom 3 and 4 (second floor).

PLANNING POLICY

3.1 The site is designated as Predominantly Residential on the Douglas Local Plan of 1998. The site also lies within the Selborne Drive Conservation Area. The Appraisal document refers to the properties on Selborne Drive, their particular and detailed characteristics, front boundary treatments and set back from the highway. No reference is made to the rear lane area.

3.2 As such, the general policies that are applicable as follows:

3.3 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; (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 3.5 Policy CA/2 - Special Planning Considerations states:

"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, 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."

3.6 Category b) BUILDINGS IN CONSERVATION AREAS from Windows Policy 1/98 which states:

"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 materials 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.

PLANNING HISTORY

4.1 The site has been the subject of two previous planning applications one of which is considered to be of material relevance to the determination of the current application:

4.2 PA 96/00403/B for Alterations to provide rear patio doors, Clifton, 23, Selborne Drive, Douglas - APPROVED The patio doors were however not installed and the current application proposes to install bifold doors at the same position at the rear of the dwelling.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 5 December 2019.

5.2 Douglas Corporation has no objection (received on 6.12.2019). ASSESSMENT 6.1 The key consideration in the assessment of this proposal is the impact of the proposed works on 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 Planning Circular 1/98, as outlined in 3.6, is clear in the requirements regarding the replacements of original windows which are in place. In this instance, it is not clear whether the windows on the front elevation, and the side elevation windows, are the original windows which would have been installed when the house was built - judging by the age of the house and the surrounding examples, these would have been timber sliding sash. The proposed replacements are sliding sash with horns where sliding sash windows exist with appearance that more closely replicate the current windows. However, some of the windows which are not sliding sash, particularly the bay windows on the front elevation and side elevation would not be UPVC sliding sash windows, although the new windows feature the same method of opening and appearance as the existing windows on these elevations.

6.3 With regard to the replacement door, the new door, although not timber would be a fitting replacement, considering other dwellings within the vicinity of the dwelling, as well as those which are part of a cluster of two storey semi-detached properties located on this section of Selborne Drive have made similar replacements; installing UPVC composite doors on the main

• entrance. It is also considered that the new door has a traditional appearance and would be a fitting addition to the dwelling.
• 6.4 In relation to the visual impacts of the proposed windows, there would be little difference between the proposal and the existing situation. The replacement windows proposed under this scheme would have a similar appearance to the existing and would reinstate the style, the method of opening and patterns of glazing bars. Although the new windows would be UPVC, the use of UPVC is not uncommon within Selborne Drive Conservation Area as a whole and as such the proposed window design would seamlessly fit into the existing streetscene. Overall, it is considered that the proposed windows would not be detrimental or harmful to the character and quality of the Conservation Area. Perhaps the most significant and noticeable alteration would be the removal of the windows at the rear of the dwelling and the installation of the bifold doors on the same position. However, this alteration would be effectively screened from public views as this section of the dwelling cannot be viewed from any vantage point along highways surrounding the site.
• 6.5 It is also noted that there would be no changes to aperture on the dwelling sufficient to introduce any form of overlooking on the abutting dwellings. The alterations to install the rear bifold doors will be on the ground floor, completely concealed by the 1.8m masonry boundary wall which would block all views to the rear yard.

6.5 Accordingly, given the nature of the proposed works and the fact that the proposed works would have negligible impacts on the main dwelling, the street scene or neighbouring amenity, it is considered that the proposed would preserve the character of the dwelling and street scene. It is also noted that the installation of the proposed windows and doors would improve the energy efficiency of the dwelling in line with the Islands drive to promote sustainability and energy efficiency. RECOMMENDATION - 7.1 The proposal complies with General Policy 2 and Environmental Policy 35 of the 2016 Strategic Plan, as well as Policy CA/2 in Planning Policy Statement 1/01; in preserving the special character of the Conservation Area. It also does not contradict the requirements on window replacements in conservation areas as outlined in Planning Circular 1/98. The application is therefore recommended for approval. 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: 13.01.2020

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.