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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00112/B Applicant : Miss Lisa Armstrong Proposal : Installation of replacement windows Site Address : 8 Primrose Avenue Douglas Isle Of Man IM1 4EB

Planning Officer: Mr Peiran Shen Photo Taken : 26.03.2020 Site Visit : 26.03.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.04.2020 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan as well as Planning Policy Statement 1/01 and Planning Circular 1/98.

Plans/Drawings/Information;

This approval relates to the submitted documents, design statement and production information date-stamped as having been received on 4th February and the location plan date- stamped as having been received on 27th January 2020.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE

1.1 The application site is the residential curtilage of 8 Primrose Avenue Douglas, a two- storey terraced property located on the west side of Primrose Avenue. The dwelling is finished in cream coloured painted render.

1.2 There are six windows on the front elevation. There is an entrance door on the left side of the ground floor on the front elevation. There are three windows in a single storey flat roofed bay on the right side of the ground floor. On the first floor there are two sliding sash windows directly above the ground floor windows. There is another sliding sash on top of the entrance door. All of the first floor windows have curved heads and the windows in them follow this shape.

2.0 THE PROPOSAL

2.1 The current planning application seeks full approval for the replacement of all windows on the ground floor with white double-glazed uPVC sliding-sash windows. The design and style would match the existing first floor windows which were approved under PA 19/00037/B.

3.0 PLANNING HISTORY

3.1 Installation of three replacement windows and door to front elevation was approved under PA 19/00037/B.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is designated as "Predominantly Residential Use" under the Douglas Local Plan 1998 and Draft Area Plan for the East . The application site is within the Woodbourne Road Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material 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: (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Environmental 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."

4.5 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas);

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"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 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows set down the policies in respect of the alteration or replacement of windows. (Part 6 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 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".

4.7 Environment Policy 34 expresses a preference for the use of traditional materials in pre- 1920 buildings in the maintenance, extension or alteration of the building.

5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection to this planning application (20/02/2020).

5.2 DOI Highway Services have no highways interest in this application (18/02/2020).

6.0 ASSESSMENT

6.1 The key issue to consider in the assessment of this application is whether the replacement windows would meet the test set out in Environment Policy 35 and other policies mentioned above in either preserving or enhancing the Conservation Area.

6.2 The replacement windows will be similar on size and appearance. It will also keep the sliding sash format. This will preserve the street-scene as the replacements will still look like the original Victorian style (sliding sash windows).

6.3 While Environment Policy 34 recommends the use of traditional frame materials - in this case timber, PC 1/98 makes it clear that the opening style of more important than the frame material and it is also relevant that the upper windows are already uPVC framed so what is proposed would be consistent with that.

6.4 The new double-glazing is beneficial for energy conservation and should be encouraged.

7.0 CONCLUSION

7.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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: 27.04.2020

Determining officer Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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