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                                                 16/00974/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00974/B Applicant : Anne Mary Jackson Proposal : Approval of existing white PVC windows to front and rear, including one French window and one kitchen door at rear (retrospective) Site Address : 6 Grosvenor Road Douglas Isle Of Man IM1 3EN

Case Officer : Mr Jason Singleton Photo Taken : 20.09.2016 Site Visit : 20.09.2016 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 6 Grosvenor Road, Douglas. The property is a three storey Victorian terrace property which is located on the southern side of Grosvenor Road and north of Demesne Road. The application site is located within the Woodbourne Road Conservation Area.

1.2 Grosvenor Road is a cul-de-sac no through road. The terrace is made up of 13 properties of similar construction and style. The more notable features of the design are the bay windows; gardens to the front, dwarf walls and ornate iron railings on top, curved headed windows on the first floor with detailing around the window heads and pairs of gable peaked dormers on the second floor; and the array of chimney pots depicting either end of each property, the which is characteristic of the 13 properties that make up the terrace. At end of the road lies a bowling green and associated gardens. On the opposite side of the terrace are a set of tennis courts and a cosmetic surgery practice.

1.3 To the rear of the property, is a service lane which gives access to the rear areas of the terrace. The lane is characterised by a tall 2.2m high painted rendered wall with timber gates leading into each property. From the lane is difficult to see the ground floor aspect of any of the properties. The existing door is located on the south east elevation of the extended outrigger of the property.

THE PROPOSAL 2.1 Proposed is the (retrospective) replacement of all windows on the front elevation of the building and at the rear. This would see six sliding sash windows installed on the first and second floor and three casement windows which make up the bay window. At the rear would eight casement windows, one French window and a new rear door. The applicant advises the windows were installed around 2000.

2.2 The proposed/existing windows are all white Upvc sliding sash windows with horns fitted on the lower sash, except those three windows that make up the bay, which are UPVC casement. To the rear is the replacement of the windows with upvc casement top hung windows and the replacement of a rear door with a white composite upvc door featuring glazing to the top half and a decorative panel to the lower half and set of patio doors.

PLANNING HISTORY 3.1 13/00467 - Repair and rendering of existing brick chimney stack. Approved.

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                                                 16/00974/B
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06/01636 - Installation of two UPVC casement windows to replace existing to rear elevation. Approved. 02/00400 - Installation of UPVC windows and door to replace existing too rear of dwelling. Approved.

3.2 No.7 recently gained approval 16/00418/B - for Installation of replacement windows and rear door to dwelling (retrospective).

3.3 No. 12 gained approval 08/01396/B - Installation of replacement windows. 3.4 No.7 gained approval for; 07/00117/B - Installation of uPVC sliding sash to front and casement to rear elevation, to replace existing.

3.5 No.1 gained approval for; 07/00116/B - Installation of uPVC sliding sash windows to front and casement to rear elevation, to replace existing.

3.6 No.3 gained approval for; 00/00625/B - Installation of replacement windows in front elevation.

3.7 No.4 Gained approval for; 98/01263/B - Installation of uPVC windows to replace existing to front elevation

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 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material 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: (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;

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, The alteration and replacement of windows, the policy for 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 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''.

REPRESENTATIONS

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                                                 16/00974/B
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5.1 Douglas Borough Council and Highways Services have no objection (19/09/16 & 02/09/16)

ASSESMENT 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 No.6 Grosvenor Road itself, and (ii) whether the windows preserve or enhance the character or appearance of the Douglas (Woodbourne) Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 The majority of the existing windows on the front elevation are UPVC framed with sliding sash opening mechanisms; the windows that make up the bay window are Upvc casement. The windows to the rear are predominantly casement top hinged opening.

6.3 From the site visit to that area it showed that there is a mix of window styles and designs on the front elevations of the properties of Grosvenor Road. It was observed at properties No's; 1,7 & 12 have been granted planning approval for UPVC sliding sash windows to be installed after 2003 when it was designated as a Conservation Area. Properties No's; 2,3,4,5,8 and 11, all feature Upvc Casement windows throughout each property. No's; 9,10 & 13 have timber sliding sash frames, possibly the original windows. Property No's; 1,6,7 & 12 feature Upvc sliding sash windows.

6.4 When viewing the character of the area it is the uniformity of the buildings front facades that makes the greatest contribution to the conservations area's character, further deviations could threaten to dilute this uniformity and would also undermine the Planning Authority's efforts to retain the original style windows in the conservation area. The end result would be a gradual but unacceptable diminution of the conservations area's uniform character.

6.5 As previously noted within the street scene there is a mix of types of windows. The replacement windows on the front elevation would be almost like-for-like in appearance with the 50/50 split and a sliding sash opening mechanism, including the decorative horns on the upper sash, albeit for material to be used. The proposed sliding sash windows would enhance the appearance of the building as viewed within the street scene and Woodbourne Road Conservation Area, especially given that sliding sash windows would have been the opening method of the original windows, would be reinstated, is welcomed.

6.6 However, the installation of casement windows to the bay is regrettable and would be contrary to the aforementioned planning policies. When looking on google street view, the existing windows can be seen which is evidently clear. It is understood this image was captured in August 2010. It does not look as though there have been any further alterations or modifications since that image and as such the windows could now be lawful through the process of time. The replacement windows and doors to the rear do not make up the notable features of the street scene and are an acceptable replacement which is evidenced within the rear lane.

6.7 In the instance of this application, while the majority of the proposal would replicate the original or traditional method of opening, it is considered the replacement with a uPVC material would not be detrimental to the building in the street scene and similar windows are seen within the street scene. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed UPVC has been recognised as an acceptable alternative to timber and is seen amongst other properties within the street scene.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.

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

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                                                 16/00974/B
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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: 20.09.2016

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 the following information submitted on the 23rd August 2016, referenced; Drawing No.6 Grosvenor Road; Location Plan; Picturers of support.

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: 23.09.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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