256772

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19 August 2014 14/00714/GB Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00714/GB Applicant : Pawel Michal Bednarski Proposal : Installation of replacement window (in association with PA 14/00715/CON) Site Address : Flat 1 4 Harris Terrace Douglas Isle Of Man IM1 3LZ

Case Officer : Mr Trevor Wilson Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE:

1.1 Harris Terrace is located off Kingswood Grove in Douglas, opposite the Honda garage, a noted registered terrace not readily viewed by the passing public set back as it is off Kingswood Grove. To the rear of the terrace lies the Ellan Vannin Old People's Home whilst to the front of the terrace lies an old boundary wall, approximately 2.5 metres high made of Manx stone dating from before the 1800's. This feature in-turn backs onto the rear of the houses located along Christian Street.

1.2 The application site is the residential curtilage of Flat 1, 4 Harris Terrace, Douglas, Registered Building (RB65) sited within the Windsor Road Conservation Area designated in 2003. The property in question is an end of terrace early Victorian town house later converted to flats in the mid 1980's (85/01071/B). The property comprises of three floors, the front elevation being characterised by its lack of garden and boundary wall which sets it aside from the other registered buildings in the terrace. Additionally, the front elevation no longer retains its original six over six timber sliding sashes having been replaced with a mixture of top and side hung Upvc casements. Immediately adjacent to the site is a modern (1980's) commercial outlet.

THE PROPOSAL:

2.1 This application seeks Registered Building Consent for the installation of a replacement window to the front ground floor window of Flat 1, 4 Harris Terrace.

2.2 The existing twin unit uPVC casement window is not original to the property and like the other uPVC casement windows located to the front elevation, is not 'in-keeping' with this period property.

2.3 The intended replacement window will mirror the design of the window as employed at number 8 Harris Terrace, which consists of a double sliding sash unit flanked with narrow fixed side lights and central transom. The intended material is Upvc employing sash horns and exterior mounted glazing bars

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19 August 2014 14/00714/GB Page 2 of 5 PLANNING HISTORY:

3.1 The previous planning applications which are considered relevant in the assessment and determination of this application:-

14/00464/CON PERMITTED. Registered Building Consent for the removal of a coal fire place.

88/00821/A REFUSED. Approval in principle for change of use from flat to office.

85/01071/B PERMITTED. Alterations and additions to provide bedsitter at ground floor level and garage.

DEVELOPMENT PLANING POLICIES:

4.1 In the context of assessing this application the following polies have been referred to;

POLICY & GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT;

RB/3 GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS;

The issues that are generally relevant to the consideration of all registered building applications are:-

o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;

o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;

o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

4.2 POLICY RB/5 ALTERATIONS AND EXTENSIONS;

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character.

4.3 THE TOWN & COUNTRY PLANNING ACT 1999 - Part 3 SPECIAL CONTROLS.

Control of works affecting registered buildings;

15 (1) No works may be executed;

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19 August 2014 14/00714/GB Page 3 of 5 (b) for the alteration or extension in any way which would affect its character as a building of special architectural or historic interest unless they are authorised.

THE ISLE OF MAN STRATEGIC PLAN 20th June 2007:

4.4 STRATEGIC PLANNING POLICY 4;

Proposals for development must protect or enhance the fabric and setting of registered buildings.

4.5 ENVIRONMENT POLICY 32 states; "Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

4.6 ENVIRONMENT POLICY 34 states; "In the maintenance, alteration of pre-1920 buildings, the use of traditional materials will be preferred".

4.6 PLANNING CIRCULAR 1/98 The Alteration and replacement of windows, Category a) REGISTERED BUILDINGS states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation."

REPRESENTATIONS:

5.1 Corporation have considered the application and have no objections.

ASSESMENT:

6.1 This application has been assessed in accordance with current planning policies as outlined above. This application has sought to redress previous inappropriate window approvals given that to date only number 8 Harris Terrace has sought to emulate the original period style window, though they have employed Upvc as opposed to traditional timber windows. The applicant has endeavoured to replicate the original style window, as formerly fitted, in acknowledgement that this is both a Registered Building and one that can, over time, be enhanced through the sympathetic implementation of the existing windows Policy 1/98 despite the use of Upvc as a replacement material in the intended window. Given that the applicant could reinstate the existing inappropriate window on a like for like basis, the intention to fit a period appropriate styled window will both enhance and restore the character of the Registered Building. Whilst the choice of timber as the replacement window material is both preferred and recommended in the windows policy 1/98, this application constitutes exceptional circumstances behind the material choice and as such should be permitted in this case. In so doing, this application complies with the relevant planning policies as stated in the island's Strategic Plan 1999 Policies 32 and 34 in conjunction with those policies as highlighted in Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

RECOMMENDATION:

APPROVAL.

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19 August 2014 14/00714/GB Page 4 of 5

7.1 This application has been recommended for approval on the grounds that the proposed replacement Upvc window is both an enhancement over the existing Upvc white casement window, and is historically appropriate.

PARTY STATUS:

8.1 Douglas Corporation is by virtue of the Town & Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), be considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

16.07.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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.

C 2. The Glazing Bar details and sash 'Horns' to the exterior elevation shall replicate those highlighterd/added by the applicant in the literature submitted by DPM Conservatories dated 11/7/2014 and received by the Department on 14th July 2014. Glazing Bar profile sections and dimensions to comply with details as forwarded to DPM by Building Conservation for consideration on 16th July 2014.

Reason: The inclusion of 'Horn' details to the sashes and glazing bar profiles are central to correctly emulating the style of the original windows.

C 3. The glazing bar details and sash 'Horns' to the exterior elevation shall replicate those as highlighted/added by the applicant in the literature submitted by DPM Conservatoires dated 11/7/2014 and received by the Deaprtment on 14th July 2014.

Glazing bar profile sections and dimensions to comply with details as forwarded to DPM Conservatories for confirmation by the Department dated 16th July 2014.

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19 August 2014 14/00714/GB Page 5 of 5 Reason: The inclusion of sash 'Horns' and correct glazing bar profiles and dimensions are central to correctly emulating an authentic Georgian period sliding sash window.

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This approval relates to This approval relates to the following information;

Location Drawing Scale 1:1,000

Site Plan Scale 1:200

Additional information supplied by the applicant's agent DPM Conservatories and amended by Mr Bednarski;

A4 written quotation dated 11/7/2014 and received 14th July 2014 - Elevation drawing/printout with window Horn and Glazing Bar details added.

A4 clarification of replacement window detail as forwarded to DPM on 16th July 2014 by the Department

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 19/08/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management