DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00251/CON Applicant: Ms Carole Quayle Proposal: Registered Building consent for the installation of two replacement windows to front elevation and five replacement windows to rear elevation. RB Nos. 187 Site Address: 4 Victoria Terrace Douglas Isle Of Man IM2 4EU Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.04.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

• C 2. Registered Building Making Good

Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department.

Reason: to ensure the satisfactory preservation of this registered building

• C 3. Sliding Sash Windows

All new sashes shall be painted timber, double hung vertical sliding sashes with joinery details to match the originals as described in the revised estimate and shall be retained as such.

Reason: To ensure the satisfactory preservation of this registered building

This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is judged to be acceptable.

Plans/Drawings/Information; This decision relates to the following: Revised Estimate and window details Photos Plan list Location plan, Site plan and all information all received on 24/02/2023 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site (no 4) forms part of the Registered Building Victoria Terrace (RB 187) which is a row of six pairs of semi-detached houses. Designed in a neo classical style by John Robinson in 1843 the pairs have twin front doors set in shared pedimented porches that are faced directly on to the pavement. The buildings have hipped roofs with deep eaves their interlocking side entrance pillars and railings along with the varied later side additions give the impression the buildings forming a single terrace. The properties follow the contour of the road and are stepped in pairs to reflect this, which gives rise to some of the properties having half and full basements and others not. The Buildings have long gardens which run through to the rear access lane Victoria Place, with some of the properties having garages or sheds others with parking spaces in front of walls, with no's 1 and 2 having more substantial buildings facing onto Victoria place including a small dwelling house. THE PROPOSAL

2.1 The proposals seek registered building consent registered building consent for the installation of two replacement windows to front elevation and five replacement windows to rear elevation. PLANNING CONSIDERATIONS - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering —

• (a) whether to grant planning approval for development which affects a registered building or its setting, or
• (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

• Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
• 3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

• o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• o The particular physical features of the building (which may include its design, plan, materials
• or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including
• other registered buildings).

3.4 Planning Circular 1/98: The Alteration and Replacement of Windows Category (a) - Registered Buildings: Replacement windows must be the same as the originals, including the method of opening, materials and detailed design.

PLANNING HISTORY

4.1 The site has been subject of a number of applications since being registered those considered of note to this case are the following;

• Reference Number: 16/00394/GB Status: Permitted Proposal: Installation of a replacement roof and front elevation external door to utility room (In association with 16/00395/CON)
• Reference Number: 16/00395/CON Status: Permitted Proposal: Registered Building consent for the installation of a replacement roof and front elevation external door to utility room (In association with 16/00394/GB)

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Douglas Borough Council raised no objection to the application (09.03.23)

5.2 Manx National Heritage (MNH) were consulted (01.02.23) but provided no comments. ASSESSMENT - 6.1 The issues in this case are whether the proposed works to the building will preserve the registered building or its setting or any features of special architectural or historic interest which it possesses.

The proposals seek to replace a number of window sashes to the rear of the property and to the front side addition with new sashes. The proposed sashes will have the correct glazing bar detail and sash subdivision whilst introducing double glazed units. The existing sashes are not historic and appear to be have been replaced relatively recently, this is evident in the glazing bar detail used which does not match the surviving historic window to the front. The proposals will only see the sashes replaced, retaining the historic box frames which appear to have

survived. The introduction of the correct window detail whilst introducing double glazed units is fully supported and will not cause harm to the character or special interest of the building and therefore preserve it.

CONCLUSION

7.1 The proposals are considered to preserve the building and to be in accordance with the Strategic Plan policies, Policies RB/3, RB/5 of Planning Policy Statement 1/01 and are supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date : 14.04.2023 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.