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24/00489/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00489/B Applicant : Miss Kelly Whittaker Proposal : Installation of replacement windows and doors Site Address : 12 Brunswick Road Douglas Isle Of Man IM2 3LQ
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.07.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The new door hereby approved shall include half glass side panels in accordance with the existing design, not as in the picture within the quotation.
Reason: For clarity and to ensure an existing feature is replicated to protect the character within the Conservation Area in accordance with Strategic Policy 3 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
C 3.nAs per the email dated 15.07.2024 from Spectrum Windows via the applicant, decorative features shall be replicated within the new frame to include protruding frame edges.
Reason: For clarity and to accord with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
This application has been recommended for approval for the following reason. The proposal improves the fenestration of the existing windows by reintroduction of sash windows therefore, having regard to Section 18(4) of the Town and Country Act (1999), Planning Policy Statement 1/01 and Planning Circular 1/98 the proposal preserves the Selbourne Drive Conservation Area.
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24/00489/B Page 2 of 4
The slight harm caused by the loss of the timber door is outweighed by the improvements to thermal insulation and when seen together with the sash windows the overall visual would be improved. The proposal accords with the aims and objectives of Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.
Plans/Drawings/Information;
This decision relates to the following detail, plans and drawings received on the 24th of April 2024 unless otherwise stated; o Location plan o Photograph window identification o Window specification LDGlazing dated 23.10.2023 (sub. 24.04.2024)
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
1.1 The site is the curtilage of 12 Brunswick Road, a mid-terrace property separated from the pavement and highway by a small garden with a low wall and metal railing. Properties within the terrace share chimney stacks within slate roofs, some of which have introduced roof lights. The angular first floor windows are above hipped bay angular windows. The front doors have arched feature doorways. The smooth rendered front elevations incorporate mouldings around the windows, door and under the eaves.
2.0 THE PROPOSAL
2.1 The application proposes to replace existing UPVC windows on the front elevation with new UPVC mock sash windows and replace the existing timber door with a new UPVC door.
3.0 PLANNING POLICY
3.1 The site is not a Registered Building and there are no protected trees on site nor are there any of either within its' setting. The site is not within a flood zone.
3.2 The site lies within an area designated on the Area Plan for the East as predominantly residential and within the Selbourne Drive Conservation Area therefore the following Policies and documents from the Isle of Man Strategic Plan 2016 are considered to be relevant in the determination of this application.
3.3 Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.4 Environment Policy 35 states that 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.
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3.5 General Policy 2 of the Strategic Plan 2016: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
4.0 Other Material Considerations
4.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.2 Planning Policy Statement 1/01 states that 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.
4.3 Planning Circular 1/98; The alteration and replacement of windows, the policy for 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 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'.
4.4 The Residential Design Guide provides guidance on all aspects of design including architectural guidance to ensure retention of the existing character of a building that includes attention to detail of scale, position, symmetry, glazing, materials and texture, and consideration of the impacts upon residential amenity.
5.0 PLANNING HISTORY
5.1 04/02289/B - Alterations to windows on rear elevation. Permitted.
6.0 REPRESENTATIONS
Below is a summary of the representations received, they can be found in full online.
6.1 Highways: No interest. (26.04.2024).
6.2 Douglas Borough Council: although consulted on the 24th of April 2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. 6.3 Manx Heritage: although consulted on the 24th of April 2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. 6.4 Registered Buildings: although consulted on the 24th of April 2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
7.0 ASSESSMENT
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7.1 Given the land designations, in accordance with Section 18(4) of the Town and Country Act (1999) special attention is given to assessing whether the proposal preserves and or enhances the Conservation Area. As part of that assessment Planning Circular 1/98 and Planning Policy Statement 1/01 are applicable, as are the aforementioned Policies.
7.1.1 Therefore the main considerations are whether the proposal at least preserves the character of the dwellinghouse and as such the Conservation Area, anything less is unacceptable.
7.2 The front elevation of the dwellinghouse is the most prominent in the Conservation Area. The existing windows in the bay window are UPVC single paned, the proposal is to insert UPVC sash frames. The first floor windows are UPVC mock sash with bottom openers, the proposal is to insert UPVC sash frames. As such the proposal is considered to represent a reintroduction of the traditional style of openings and is welcomed.
7.3 Sadly the proposal is to remove the timber door which has deteriorated and resulted in poor insulation for the house. The proposed UPVC replacement includes features that replicate the style of the door and surround. Unfortunately some of the timber detail will be lost because it cannot be replicated within the UPVC frame.
8.0 CONCLUSION
8.1 The replacement front door and frame will result in some harm to the character of the dwellinghouse and therefore the Conservation Area.
8.2 The existing windows do not contribute to the conservation area however the proposed fenestration would enhance the character of the property and therefore the Conservation Area.
8.3 In weighing up the planning balance, taking account of Section 18(4) of the Town and Country Act (1999), Planning Policy Statement 1/01 and Planning Circular 1/98, by virtue of the reintroduction of the sash windows, the proposal preserves the Conservation Area in so much as it does not cause detriment to that which exists it enhances it
8.2 The slight harm is outweighed by the improvements to thermal insulation of the property and the proposal accords with the aims and objectives of Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
8.4 Therefore this application is recommended for approval. __
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 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: 18.07.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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