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25/90165/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90165/B Applicant : Mr & Mrs Ken And Anne Corlett Proposal : Replacement of doors and windows Site Address : Arderry 30 Cronkbourne Road Douglas Isle Of Man IM2 3LB
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.04.2025 __
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 replacement ground floor windows to the front elevation here by approved, shall all feature the existing coloured lead fanlights and will be either replaced with ones to exactly match those currently in place or the existing used within the new replacement double glazing.
REASON: To retain the character of the property and that of the streetscene.
C 3. Prior to the commencement of works to replace the front door, further details or trade literature shall be submitted showing the size and type of door and door frame to be used in the replacement of the existing.
REASON: To retain the character of the property and that of the streetscene.
This application has been recommended for approval for the following reason. Having applied the Statutory Test of Section 18(4) of the Town and Country Planning Act (1999), due to the scale and design of the proposed replacement of doors and windows, the Conservation Area shall be preserved. Having regard to Planning Policy Statement 1/01, Planning Circular 1/98, the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016, the proposal is acceptable.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 17 February 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DoI - Highways Services - No objection Douglas City Council - No Objection __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Arderry, 30 Cronkbourne Road, Douglas. A prominent two storey, semi-detached property located southern side of the junction to Thorny Road, Quarterbridge Road and Cronkbourne Road in Douglas. The other half of the semi is Glion Beg, No. 32 Cronkbourne Road.
1.2 The property is characterised as a two storey semi -detached building with a prominent chimney stack to the east elevation and asymmetric roof to the front that extends over the porch. The windows in the property are distinctive sliding sash which are not subdivided into the usual half and half proportions but have a top third element which, in the case of the first floor windows, have Georgian pane subdivisions and the wider windows have a vertical bar in the lower section. The ground floor windows are more modern casements with none of the detailing referred to above.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for the installation of replacement windows and doors.
2.2 The windows will be a replication of the existing in opening style but framed in white Upvc double glazed. To the first floor, sliding sash window with astal glazing bars. To the ground floor casement window in white upvc to replace with white pvc casement windows and the timber glazed door replaced with white pvc door.
2.3 The scope of works do not proposed any enlargement of the existing reveals.
3.0 PLANNING POLICY 3.1 The local plan policy, designates the site as predominately residential on map 5 of the Area Plan for the East 2020, and within the Selborne Drive Conservation Area.
3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages
Spatial Policy 1 Douglas is the main employment and service centre
General Policy 2 General Development Considerations
Environment Policy 35 Preserve or enhancement for Conservation Areas
OTHER MATERIAL PLANNING CONSIDERATIONS
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In terms of other material considerations it is important to consider the following guidance and policy documentation for alterations to buildings within conservation areas;
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man;
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
3.4 Planning Circular 1/98 provides advice on the replacement of windows and suggests in Conservation Areas the method of opening is more important than the frame material but the original method of opening should be replicated where the originals are in place.
3.5 S18 Designation of conservation areas (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.
3.6 Planning Circular 1/98 "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 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 patterns and section of glazing bars and the same frame sections as the as the original windows.
3.7 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
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 The application site has not had any relevant planning history, however the neighbouring property (other half of the semi) has received planning consent for repayment windows and doors under ref; 17/00463/B - Installation of replacement windows and doors. Approved.
4.2 No.26 Conkbourne Road, received planning consent for replacement windows in uPVC under PA18/01047/B -Replacement windows and doors in white PVC to front and rear elevations.
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not object (03/03/25) 5.2 Highways Services do not object (received 24/02/25)
6.0 ASSESSMENT
The key considerations in the determination of the application are; o Section 18(4) test o Principle
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o Design & Visual impact o Impact upon the character and streetscene & Conservation area o Impact upon the neighbouring properties
SECTION 18(4) TEST 6.1 The property is situated within a Conservation Area, as such it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works would preserve or enhance the Conservation Area. The proposals as further assessed below will ascertain whether there is any detrimental visual impact from the replacement fenestration in a like for like manner, albeit of a different material to timber. With this in mind and noting that the proposal is solely contained to the front elevation of an existing building, the proposals are of a scale that should not alter the wider Conservation Area as a whole, the proposal at this stage would pass the Section 18(4) test by helping to preserve the Conservation Area.
PRINCIPLE 6.2 The site sits within the main town of Douglas and within a prominent street scene that is designated for residential use. The general principle would be in accordance with SP1 and STP2.
DESIGN & VISUAL IMPACT 6.3 With regard to the first and second floor window replacements, the proposed works to replace the existing windows would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal. The replacement windows (and the circular window) would fit within the current reveals and to the first floor would replicate the sliding sash method of opening (except the fixed circular window) albeit the frames would be made from a more modern material of UPVC but would feature the existing level of ornamental glazing with astral glazing bars (circular window leaded lights).
6.4 To the ground floor the direct replacement with casement windows would not necessarily reflect any traditional method of window opening, i.e. sliding sash, but as this window reveal is wider and features as three portrait windows with ornate stained glass in the upper third (openable), a replacement in upvc of the same proportions would be acceptable on account of the stained glass to the upper third being retained.
6.5 It is noted in the streetscene the neighbouring properties all feature the same stained glass to all the ground floor windows and it would be appropriate in this instance to ensure this application continues this theme. As such, a planning condition can be attached to ensure the existing coloured lead fanlights will be replaced with ones to match those currently in place. As it is not clear on the application whether this is to be retained or not, without this condition, this application would be recommended for refusal.
6.6 The replacement rear door, patio doors and side windows in upvc would be acceptable alterations and in keeping with the remaining of the proposals.
6.7 A replacement front door in white Upvc would be acceptable in principle and could be in keeping with the replacement windows as part of this application. However as there are no further details or trade literature submitted, a condition can be included to seek further details prior to works commencing on site to ensure its replacement is of a heritage appearance to ensure no detrimental impact upon the character of this property or that of the streetscene.
6.8 As such this would be considered more appropriate to the existing property and would be considered in keeping with those other residential properties surrounding the application site and deemed acceptable in this instance in accordance with General Policy 2 and would be in keeping with the special character of the conservation area in accordance with Ep35 and Sp4(a).
CONSERVATION AREA
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6.9 With regard to any adverse impact upon the existing conservation area the character of the street scene, it is noted as being predominately residential and given the location of the scope of works to the front elevation would not be contentious as the proposals are in a manner similar to the existing fenestration and finish. The proposal would not be out of character here and would have a neutral impact upon the conservation area helping to preserve the overall appearance of the street scene in accordance with EP35.
7.0 CONCLUSION 7.1 For the above reasons, the application is recommended for approval as it is concluded that the replacement windows/door would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, planning Circular 1/98 and Policy Statement 101.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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 and/or rights to appeal.
Decision Made : Permitted
Date: 03.04.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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