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20/00752/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00752/B Applicant : Serena Clayton Proposal : Installation of replacement windows Site Address : Flat 1 Keighley House 59 Loch Promenade Douglas Isle Of Man IM1 2NA
Planning Officer: Mr Peiran Shen Photo Taken : 12.08.2020 Site Visit : 12.08.2020 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.09.2020 __
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 and Planning Circular 1/98.
Plans/Drawings/Information;
This decision relates to the submitted documents, location plan, photos and window details all date-stamped as having been received on 14th July 2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE
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1.1 The application site is the curtilage of Flat 1, Keighley House, 59 Loch Promenade, Douglas, an existing six-storey mid-terrace property, including a lower ground floor and an attic floor, located on the west of Palace Terrace, close to its junction with Church Road Marina. Flat 1 occupies the ground floor and the lower ground floor. There are three timber sliding sash bay windows with a 50/50 split and sash horns on the front elevation of each floor.
2.0 THE PROPOSAL
2.1 The current planning application seeks full approval for the replacement of all six windows on the front elevation with white uPVC sliding-sash windows with the same design as existing.
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 site is designated as Predominantly Tourism ' under the Douglas Local Plan 1998. The application site is within the Douglas Promenade 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 on this application (10/08/2020).
5.2 DOI Highway Services does not oppose to this application (04/08/2020) with a condition that "applicant to be advised that there may be need for licences to place equipment and materials in the highways during works.".
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.
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 proposed windows are on the front elevation and on the Promenade. The ground floor windows are highly visible by the public while the lower ground floor windows drawing less attention as they are half below the pavement level. All windows are keeping the original opening method and pattern, therefore, preserve the character of the Conservation 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 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 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:
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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: 17.09.2020
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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