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17/00303/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00303/B Applicant : Mr Paul Larkin & Ms Beverley Walton Proposal : Installation of a replacement rear window and door Site Address : 4 Albany Street Douglas Isle of Man IM2 3LE
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 4 Albany Street, Douglas which is a two storey terraced property located on the eastern side of Albany Street and north of Albany Lane. The rear of the property is accesses by a service lane which serves the terraced properties on either side.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of a replacement rear window and door. The Existing uPVC casement window would be replaced with a bottom opening casement "50/50" split window, while the uPVC door would be replaced with a new "Veka PVCu" door with clear or obscure toughened glass.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is predominately residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site falls within the Selborne Drive Conservation Area.
3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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."
3.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
3.4 Planning Circular 1/98 also contains advice about the replacement of windows:
"BUILDINGS IN CONSERVATION AREAS 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.
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17/00303/B
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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."
4.0 PLANNING HISTORY 4.1 This property has not been the subject of any previous applications.
4.2 Replacement of front windows and doors with uPVC - 00/00844/B - APPROVED
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose (received on 31.03.2017).
5.2 Highway Services comment that there are no highway implications (received on 13.04.2017.
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Authority 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 The proposed window and door would have the same proportions and form as the existing. Furthermore, the window and door would not be especially apparent from public views give the tall stone boundary walls which help screen the majority of the rear elevation from the surrounding areas. It is considered that the proposals would preserve the character and appearance of the method of opening and glazing bar.
7.0 RECOMMENDATION 7.1 Accordingly, replacing the windows to the front elevation is considered to be appropriate and it is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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 considers material; (d) The Highways Division of the Department; and (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.
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17/00303/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.05.2017
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 submitted documents and photographs all received on 15th March 2017.
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: 03.05.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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