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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00348/B Applicant : Mrs Caroline Higgins Proposal : Installation of replacement windows to both front and rear elevations Site Address : 9 Clifton Terrace Douglas Isle Of Man IM2 3HX

Planning Officer: Mr Peiran Shen Photo Taken : 05.05.2020 Site Visit : 05.05.2020 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.07.2020 __

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. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents, location plan, site plan, photos and window designs all received on 19th March 2020 and the email of 31 March 2020 clarifying that the proposed windows are to be arched where the existing openings are arched. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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1.1 The application site is the residential curtilage of 9 Clifton Terrace, Ballaquayle Road, Douglas, a three-storey mid-terrace property located on the west of Ballaquayle Road. There are eleven sliding sash windows on the front elevation and six sliding sash windows on the rear elevation.

2.0 THE PROPOSAL

2.1 The current planning application seeks full approval for the replacement of all front elevation windows with white uPVC windows and six rear elevation windows replaced with white uPVC casement windows.

3.0 PLANNING HISTORY

3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is in an area designated as "Predominantly Residential under the Douglas Local Plan 1998. The application site is within the Ballaquayle 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); "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

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construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows"

5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection to the current planning application (21/04/2020).

5.2 DOI Highway Services have no highways interest in this application (29/04/2020).

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 on the front elevation will be the same on size and appearance. It will also keep the sliding sash format. This will preserve the street-scene, as the replacements are looking similar to the existing windows.

6.3 While the Planning Circular 1/98 states replacement windows should be a replica of the original windows in design as much as possible, the main focus can be summarized into three points: O windows visible from a public highway have higher priorities than other windows; O opening method of a window is more important than other design features; O patterns and frame are less important if not visible;

6.4 The windows on the front elevation are the most visible by the public and its opening style and design (sliding-sash) is proposed to stay the same as the existing so it will at least preserve the character of the conservation area.

6.5 The rear elevation windows are not easily visible by the public. Although there is the change in opening style, the impact on the character of the area will be minimal, meaning it will at least preserve the character of the area.

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 INTEREST 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; (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

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(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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 27.07.2020

Determining officer Signed : J CHANCE

Jennifer Chance

Director of Planning and Building Control

Customer note

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