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                                      24/00624/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00624/B Applicant : Twickenham Investments Limited Proposal : Installation of 13 replacement third floor windows Site Address : Jubilee Buildings Victoria Street Douglas Isle Of Man

Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.07.2024 __

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.

This application has been recommended for approval for the following reason. It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area.

Plans/Drawings/Information;

This approval relates to the documents, planning statement and drawing no. 2023-166-001, 2023-166-002 dated as having been recieved on 15th May 2024. __

Interested Person Status - Additional Persons

None

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Officer’s Report

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1.0 THE SITE 1.1 The site is the Jubilee Builidng, 1 Victoria Street, Douglas, a four storey Victorian-style building located on the south of east end of Victoria Street. The third floor has thirteen uPVC bottom-hung casement windows.

2.0 THE PROPOSAL 2.1 The proposed is the replacement the thirteen uPVC windows like for like.

3.0 PLANNING HISTORY 3.1 Conversion of former Grand Hotel into office accommodation & erection of three storey car park, Phase 1 Development, site bounded by Walpole A was APPROVED under PA 96/00035/B.

4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use (The Fort) in the Area Plan for the East.

4.2 The site is within the Douglas Promenades Conservation Area.

Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4 (a) o General Policy 2 (b) (c) (g) o Environment Policy 34 o Environment Policy 35

PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.

4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set

5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.

6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (10.06.2024).

6.2 DoI Highway Services states there is no highway interest in this application (31.05.2024).

7.0 ASSESSMENT Conservation Areas Statutory Test

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7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.

7.2 The replacement windows are like for like in size, thickness of the frame and opening method. While being uPVC, they will preserve the existing appearance of the building and therefore also preserve the character of the area. Hence, the proposal is considered to pass the test.

Elements of Assessment 7.3 The key considerations in the determination of the application are its impact on the terrace itself and on the character and appearance of the area.

7.4 As mentioned in 7.2, it is considered that the proposal preserves the design of the building.

7.5 As mentioned in 7.2, the proposal preserves the character or appearance of the area.

8.0 CONCLUSION 8.1 It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016, Planning Circular 1/98 and Planning Policy Statement 1/01 and is supported. Although the frame materials are not traditional, as required by Environment Policy 34 they are considered appropriate in this case given the context of the site and that the general impact would be to preserve the character and appearance of the area. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 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 above 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 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: 03.07.2024

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Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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