Officer Report

Application No.: 16/00287/B Applicant: Howard Mayo Proposal: Installation of replacement windows to front and rear elevation Site Address: 72 Derby Road Douglas Isle of Man IM2 3EB Case Officer : Mr Jason Singleton Photo Taken: 24.03.2016 Site Visit: 24.03.2016 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the curtilage of No. 70 Derby Road, a traditional three storey Victorian mid-terraced building sited on the northern side of Derby Road in Douglas. The terrace comprises of 8 properties facing south onto Derby Road. The site also lies within Woodbourne Road Conservation Area. - 1.2 The building is distinctive within the street scene in that it forms part of four mid-terrace properties that are built in the same material and of the same character and appearance. The distinguishing feature is that it has red facing brick on the front elevation, a bay window with vertically proportioned windows each subdivided into four sections. The remaining windows on the first and second floor are slightly projected forward and vertically aligned with a gable fronted pitch roof above eaves level. All the windows have red headstones above each window. The front gardens have a generally consistent low front wall in the same red brick work as the house which adds to the character of the area. - 1.3 The existing windows throughout the property appear to be wooden timber sliding sash with horns on. They look to be in a weathered state and are consistent in appearance with the widows in the rear elevation. On the front elevation there are 3 windows on the first and 3 on the second floor which are of a uniform size with a 50/50 split corresponding to the opening mechanism of sliding sash. Above bay windows are transom windows which feature a unique patterned leadwork and coloured pattern within the glazing frame. This is also evident on the other 3 properties which are finished in the same brickwork and also within the terrace. - 1.4 To the rear of the property, the windows are less uniform in appearance and are of various sizes. The majority of windows are timber sliding sash with a vertical wooden mullion creating a two over two glazed pattern within the window frame. - 1.5 Within the terrace there is a mix of window styles, frame materials and opening types with no predominant style or material, but uPVC being easily visible as a frame material. THE PROPOSAL

2.1 Proposed is the replacement of all the windows to the front and rear elevations. To the front it is proposed to replace the windows with white Upvc sliding sash windows with horns on. To the rear it is proposed to replace with white Upvc top opening casement windows. PLANNING HISTORY - 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

• DEVELOPMENT PLAN POLICIES
• 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies within the Woodbourne Road Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 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;

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 In terms of 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 original method of opening, whatever the material used in the construction."

REPRESENTATIONS

5.1 Douglas Borough Council and Highway services have no objection to the current planning application (21/3/16 & 13/04/16). ASSESSMENT - 6.1 The fundamental issue to consider in the assessment of this current planning application are whether the replacement of the existing windows would preserve or enhance the appearance or character of the property.

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 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.
• 6.4 The proposed installation of casement top hung windows to the rear elevation would replace the existing timber sliding sash windows. While the proposal would not replicate the original or traditional method of opening or material, it is considered the replacement with a uPVC casement windows would not be detrimental to the building of the street scene as the rear of the properties are less visible and it is the frontages of the properties which helps form the character and appearance of the Conservation area.
• 6.5 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 of 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 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: 27.04.2016 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.

• C 2. For the avoidance of doubt no approval is hereby given for the replacement of any of the front bay windows/leaded stained glass windows.

Reason: In the interests of the character and appearance of the Conservation Area and the individual building.

This approval relates to drawings reference Location Plan and Window Details and photographs all received on 9th March 2016.

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: 29.04.2016 Determining officer

Signed : C BALMER. Chris Balmer Senior Planning Officer

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