DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00794/B Applicant: Ms Barbara Ann Shimmin Proposal: Replacement of uPVC panels under three (3) windows with block wall. Installation of replacement windows. Site Address: Summercourt Woodlands Avenue Douglas Isle Of Man IM2 3QS Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.08.2024

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. The proposals are considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following drawings and details received 09.07.2024: Location Plan Site Plan Proposed Elevations Window quotation Order of works _______________________________________________________________

Interested Person Status

Additional Persons

None

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Summercourt, Woodlands Avenue, Douglas and relates to alterations to the front 3 windows to the existing bungalow. The property at present has 3 front windows which have upvc panels to the lower sections, with a 3 panel horizontally proportioned opening above. The bungalow is part stone and part render with clay pan tiled roof.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the removal of the 3 upvc panels below the existing 3 frontage windows and these will be replaced with blockwork and render to match the existing render. The windows will be replaced in a like for like manor.

3.0 PLANNING HISTORY - 3.1 There are previous no planning applications of relevance

4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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; (g) does not affect adversely the amenity of local residents or the character of the locality".

4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.5 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection. 26/7/24. - 5.2 DOI Highways - no highways interest. 19/07/24. - 5.3 No third party representation had been received by the report drafting stage. (15/08/24).

6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.2 The changes proposed are of a minor nature and will not significantly alter the appearance of the property the existing white Upvc panels beneath the front windows will be render rather than Upvc and the replacement windows proposed reflect the same pattern as

• the existing with two narrower vertical side panels and a larger horizontal central panel. As such the proposals are not considered to result in any significant harm to the character of the area and as the location and size of window remains the same there is not considered to be any significant impact on neighbouring properties.
• 6.3 In conclusion, it is considered that the proposal is acceptable in that it would not detract from the existing appearance and character of the dwelling house in this location, nor will they impact on neighbouring amenity. As such, the proposed replacement openings are considered to be acceptable and would not conflict with the requirements of General Policy 2 in the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION - 7.1 On the basis of the above it is recommended that the planning application be permitted.

8.0 INTERESTED PERSON STATUS - 8.1 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 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.

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 above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 22.08.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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.