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20/00558/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00558/B Applicant : Mr John & Mrs Jeanette Craster Proposal : Installation of replacement windows Site Address : 21 Derby Road Douglas Isle Of Man IM2 3ES
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.07.2020 __
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.
C 2. The development hereby approved shall install Upvc sliding sash windows to the front elevation ground and first floor windows as agreed by email dated 23/07/20.
Reason: To preserve the character and appearance of the Conservation Area.
This application has been recommended for approval for the following reason. This application is deemed to have a neutral impact on the Conservation area is recommended for approval.
Plans/Drawings/Information;
This approval relates to the supporting images, photos, and Magnet Trade Estimate Schedule, all date stamped received on 4 May 2020. __
Interested Person Status - Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
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The Isle of Man Victorian Society as they do not own or occupy property that is within 20m of the application site, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (January 2020). __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 19 Derby Road, Douglas. The property is characterised by a traditional three storey Victorian mid-terraced building sited on the southern side of the highway. The front elevation is characterised by projecting bay window, ornamental iron railings at adjacent to the footpath and the regularity of portrait shaped windows to the ground and first floor and dormer roof conversion throughout the terrace. The terrace comprises 14 properties and also lies within Woodbourne Road Conservation Area.
1.2 The property features timber framed windows on the front elevation (7 in total) all of which have a central glazed panel and a top hinged quarter opening window. The rear elevation features the same timber framed windows (11 in total) with a variety of opening mechanisms with some panels missing and boarded up.
1.3 Within the streetscene there is a real mix of window styles, frame materials and opening types with no predominant style or material, but uPVC being easily visible as a frame material to many of the properties on both sides of the road.
2.0 THE PROPOSAL 2.1 Proposed is the installation of replacement windows throughout the property (front and rear).
2.2 The current window are decayed timber frames, off various sizes but all feature top hinged openings. In total there will be 14 windows and 1 new rear door, all in Upvc white, with top hinged openings.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies within the Woodbourne Road Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application,
3.3 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."
3.4 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:
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(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;
3.5 In terms of other material considerations it is important to consider the following guidance and policy documentation for alterations to buildings within conservation areas;
3.6 Planning Circular 1/98 "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 patterns and section of glazing bars and the same frame sections as the as the original windows.
3.7 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."
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"
4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the determination of this application.
5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection (received on 25/06/20)
5.2 Highways Services do not object (23/06/20)
5.3 The Isle of Man Victorian Society has commented (16/06/20) "The replacement windows to the ground and first floor on the front elevation should be of the sliding sash variety irrespective of material. The windows on the second floor should be casement windows divided into two with one side opening as originally installed in Windsor Terrace. It is important to turn the tide of inappropriate window design, much of which either occurred before the establishment of some of the Conservation Areas or without planning consent. Recent applications 20/00483/B and 20/00486/B set the standards for Conservation Areas".
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of Derby Road; (ii) whether the windows preserve or enhance the character or appearance of the Laxey Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.
6.2 The existing windows on the building (front and rear) are timber frame, but of a non- traditional method of opening. Historically they would have been sliding sash, certainly to the front, but evidence of this has somewhat eroded over the years with many of the neighbouring properties utilising Upvc material and the opening method varies from property to property, with many having a 50/50 split with one part hinged to open from the top.
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6.3 Within the terrace, specifically focusing on the front elevation that forms the character of the area, the window shape and regularity of bay windows at ground floor level, the rhythm pair of windows at first floor level and dormer roofs to each property are the domineering factors when looking at the terrace. To some degree the type and opening style of window is less noticeable. Here we would see the use of uPVC materials but in a style to match the existing style and opening mechanism.
6.4 In an email to the applicant dated 23/07/20, they confirm they would install Upvc sliding sash windows to the front elevation consisting of the first floor (two windows) and ground floor ( 3 windows that make up the bay) while the remaining windows to the front dormer and to the rear would be as per the application. Having spoken to the Registered Buildings officer he is mindful there is a mix of material types and opening styles within the streetscene but sliding sash is the traditional method of opening and being in a Conservation area would be in keeping and compliant with the relevant policy.
6.5 Considering the overall context the replacement windows to the front elevation being sliding sash would be welcomed and would complemement the property and that of the streetscene. The proposed windows to the dormer and rear elevation would be considered to have a neutral impact on the character and appearance of this property and that of the wider conservation area.
7.0 CONCLUSION 7.1 For the above reasons, the application 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; (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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 30.07.2020
Determining officer
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Signed : S BUTLER Stephen Butler
Head of Development Management
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