28 February 2024 · Delegated - Head of Development Management (Stephen Butler)
10, Harris Terrace, Douglas, Isle Of Man, IM1 3lz
The proposal involves replacing existing lintels and windows on a mid-terraced Georgian property at 10 Harris Terrace with uPVC vertical sliding sash windows to the front and rear elevations, and bottom opening casement windows to the side of the ground floor annex.
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The main concern centred on the Registered Building (RB 210/Nrs 261) and proposed alterations, specifically whether replacement windows would preserve the building and its setting per Sections 16(3) a…
Strategic Policy 4
Requires proposals to protect or enhance Registered Buildings, Conservation Areas, and settings. Officer assessed that uPVC sliding sash windows preserve (neutral) the building and terrace character, supported by precedents, meeting the policy despite non-traditional material.
General Policy 2
Permits development respecting site, surroundings, scale, design, townscape character, and amenity. Proposal complies as it does not adversely affect Conservation Area character, streetscene, or residential amenity, with acceptable siting and materials in context of terrace precedents.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Alterations preserve character (neutral impact), not detrimental, due to sash style matching originals and prior uPVC approvals.
Environment Policy 34
Prefers traditional materials in pre-1920 buildings. uPVC not traditional (timber preferred), but accepted due to precedents on terrace and sliding sash mechanism restoring character; tension resolved by consistency with approved neighbours.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal preserves character and protects special features, with no adverse streetscene impact.
Time limit
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.
no objection (02.02.2024)
no highway interest (26.01.2024)
Repair of lintels positive; uPVC not generally acceptable but precedents on terrace (Nos 4,6) make timber insistence unreasonable; supports long-term survival of historic terrace.
Douglas Borough Council raised no objections to the application. DEFA Registered Buildings Officer provided positive comments on the lintel repairs and accepted UPVC window replacements given precedents in the terrace.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 24/00049/CON - Registered Building consent to replace lintels and windows (RB 210) 10 Harris Terrace Douglas Isle Of Man IM1 3LZ
DEFA Assistant Registered Buildings Officer
SupportThe repair of the lintels within this application is considered positive.; Although the use of UPVC replacement windows is not generally acceptable in registered buildings, in this instance approval has been granted previously for UPVC replacements on several of the other properties within the registered terrace (including numbers 6 and 4).; The structural repairs that form part of this application will help ensure that this historic terrace survives in the long-term as an example of the style and form of dwellings constructed in 1830s Douglas.
