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                                                 15/01361/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01361/B Applicant : Mrs Janet Gale Proposal : Installation of a replacement shop window Site Address : Champs Barber Shop 6 Brunswick Road Douglas Isle of Man IM2 3LQ

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of No. 6 Brunswick Road; a three storey elongated detached building located on the eastern side of Brunswick Road, Douglas. To the north of the site is Albany Lane and to the south of the site is Berkeley Street Lane. The site also lies within the Selborne Drive Conservation Area.

1.2 The ground floor of the building is used as a barber shop.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing front bay window and front door.

2.2 It is proposed to replace the existing multi-paned window with a three pane white UPVC framed window. The new door would also be PVC framed.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the site also lies within the Selborne Drive Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:

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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

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(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;

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."

4.3 Planning Circular 1/98: The Alteration and Replacement of Windows sets 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 construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.

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."

5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection to the current planning application (12/01/2016).

5.2 The Department of Infrastructure Highway Services have indicated there is no Highways interest in this application (12/01/2016).

6.0 ASSESSMENT

6.1 The application building stands alone in the street scene and is fairly distinctive in its overall appearance and form. Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The fundamental issue to consider in the assessment of the application is the impact of the installation of the replacement windows upon the character and appearance of the application building and Conservation Area.

6.2 The existing ground floor bay window is multi-paned and given the type and format, would have been installed anywhere between the late 1970s and the early 1990s. They are certainly not traditional to the property or its locale. The row of properties adjacent to the application building, Nos. 5 - 15 Brunswick Road have front projecting bay windows at ground floor all of which comprise a single vertical glazing bar and two horizontal glazing bars. The properties to the north of the application site have a mix of window framings within their bay windows. Further south of the application are a number of buildings with a differing window styles.

6.3 The installation of the proposed window would simplify the front elevation of the window. This simplification of the bay window would assist in the de-cluttering of the existing bay window with the over division of the bay and would present a much cleaner appearance to the shop front. Furthermore, it is considered that the replacement bay window proposed under this scheme would be more in keeping with the existing retail buildings that are further south of the application site along Brunswick Road.

6.4 Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening and glazing bar pattern as the originals. It is unknown what the original windows would have been given that the bay window is a much later addition to the

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building by virtue of the material and opening style of some of the windows.

6.5 On assessment, the proposed replacement bay window under this scheme is considered acceptable and would be in keeping with the majority of existing minimalistic glazing along the street.

7.0 RECOMMENDATION

7.1 For the reasons set out above, the planning application is deemed acceptable and is recommended for approval.

8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considered material, in this case, Department of Infrastructure Highway Services; (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.01.2016

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.

This approval relates to Location Plan, REF 1 and REF 3 all date stamped as received 15th December 2016.

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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: 18.01.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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