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19/00172/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00172/B Applicant : Mr Liam & Mrs Sophie Reynolds Proposal : Installation of replacement door and three windows to rear elevation Site Address : 31 Derby Road Douglas Isle of Man IM2 3ES
Principal Planner: Mr Chris Balmer Photo Taken : 01.03.2019 Site Visit : 01.03.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.03.2019 __
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.
Plans/Drawings/Information:
This approval relates to the submitted documents and drawing all received on 18th February 2019.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 31 Derby Road, Douglas which is a three storey mid-terraced property located on the southern side of Derby Road. The rear of the property is accesses by a service lane which serves the terraced properties in the area.
2.0 THE PROPOSAL
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19/00172/B Page 2 of 3
2.1 The application seeks approval for replacement of three existing rear uPVC casement windows and single timber door with new uPVC top opening casement units and a uPVC door.
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) and Draft Eastern Area Plan. The application site falls within a 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.
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 been the subject to the previous applications:
4.2 Application to make lawful the installation of replacement PVC windows, rooflights, PVC fascia boards, and alterations to rear yard parking area - 18/00051/LAW - APPROVED
4.3 Conversion of dwelling to 2 self-contained flats - 94/01228/B - APPROVED
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose (received on 08.03.2019).
5.2 Highway Services comment that there are no highway implications (received on 05.03.2019).
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 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. 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
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ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 The works to the rear of the property involve the replacement of the existing uPVC casement windows with new uPVC casement windows. The existing timber door is not original and therefore there are no concerns with its replacement as proposed.
6.4 Overall, it is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
7.0 RECOMMENDATION 7.1 The application is recommend for an approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 01.04.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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