134435

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                                                 16/01054/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/01054/B Applicant : Mr James/Mrs Clare Stephens Proposal : Renovations to front elevation and replacement windows. Site Address : 12 Derby Square Douglas Isle Of Man IM1 3LS

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 12 Derby Square, Douglas situated on the east side of Derby Square within the Douglas (Windsor Road) Conservation Area. The property is mid-terraced dwelling, three storeys high not including the basement or the dormer conversion within the roof space. The unique features of this property are the mouldings around the heads of the ground floor windows and above the entrance door then at first floor level, the wide banding around the windows which are not characteristic of other properties in the row. The finish of the property is dash rendered. The existing windows in the property are timber sliding sash throughout. The window proportions of the first and second floor are split with glazing bars to segment the pattern. The property has ornamental iron railings at the front with not finials

1.2 To the north of the application site is the residential property of No. 11 Derby Square and to the south is the residential property of No.13 Derby Square. To the west of the site is the public highway overlooking Derby Square and to the east is the access lane.

1.3 Within the Windsor Road Conservation Area Appraisal, it is noted that many buildings still retain a high level of their original features to the front elevations. The majority of the buildings are stone built with stucco facades and vertical sliding sash windows. They were embellished with mouldings, columns and cast/wrought iron balconies (Para 5.2 page 18).

1.4 The east side of Derby Square; The houses on this lower side of the square all have bays and balconies: the distinctive feature of some of the remaining original windows is the horizontal glazing bar in the lower sash. The infilling of the main entrance door opening on number 10 is most unfortunate and some degree of change has occurred in most properties along this side of the square. There are a number of dash finished elevations, which are too utilitarian and mask the detail of this style of architecture. The bays allow the terrace to be read as a group and accordingly the integrity of the terrace still remains considerably intact. Some properties have unfortunate dormer windows, which also detract from the overall integrity, however there has been in recent years most praiseworthy work by some property owners, in reverting properties from multiple to single occupancy and restoring the magnificent internal architectural detailing: this approach id one which will be encouraged as it is seen a helping to retain the very special qualities of the Square. (Para 4.14 Page 13)

THE PROPOSAL 2.1 Proposed is a series of modifications to the front elevation which would see;

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                                                 16/01054/B
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(i) the replacement of the existing timber sliding sash windows with UPVC sliding sash with the same glazing bar pattern. The windows proposed are REHAU Heritage slim sectional vertical sliding sash units. (ii) The existing Upvc rain water goods, replaced with a dark colour cast metal. (iii) The external dash render finish to be removed, the stone walls treated and replaced with a smooth render and painted to match the adjacent dwelling. (iv) Renovate the existing railings and replace the gate to match (v) Repair and renovate the existing cornice work around the apertures (vi) Within the dormer, reposition the windows to match the alignment of the windows below and to replace with REHAU Heritage Upvc sliding sash window to match the sizes below.

PLANNING HISTORY 3.1 16/00208/B - Alterations and renovation works to dwelling including window / door alterations and creation of an additional window. WITHDRAWN.

3.2 11/00991/B - Alterations, extensions and conversion of former Boarding House to a single dwelling. REFUSED.

3.3 10/01719/B - Alterations, extensions and conversion of former Boarding House to a single dwelling. REFUSED.

DEVELOPMENT PLAN POLICIES

4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

4.2 The site is located within the Windsor Road Conservation Area.

4.3 The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"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; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways".

4.4 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."

4.5 Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it 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 original. 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.

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"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as originals, but not necessarily the original method of opening, whatever the material to be used in the construction."

REPRESENTATIONS 5.1 Douglas Borough Council have no objection (23.09.2016) and Highways Services do not object (26.09.2016).

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the visual impact of the proposed development on the character and appearance of the building and the street scene in general.

6.2 The proposal seeks to make a series of repairs and enhancements that would preserve the character and appearance of the dwellinghouse. The repair of the metal ironwork, mouldings and the use of metal rainwater goods is welcomed, as to is the use of slim line sliding sash windows in Upvc with matching glazing pattern, which is an acceptable method of opening and material in accordance with the aforementioned policies. The realignment of the dormer windows and the installation of sliding sash to match those windows below in alignment, material and opening will add a degree of unity to the front façade and is welcomed.

RECOMMENDATION 7.1 Overall, it is recommended that the application be approved.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.11.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to drawings submitted on the 9th September 2016, referenced 1335.3 and 1335.4

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 09.11.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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