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17 October 2014 14/00965/B Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00965/B Applicant : Broompark Ltd Proposal : Alterations including installation of replacement windows and doors, creation of French doors to front elevation, removal of a chimney stack and raising of gable roof to rear elevation of dwelling Site Address : 6 Stanley Terrace Douglas Isle Of Man IM2 4EP

Case Officer : Mr S Moore Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of No. 6 Stanley Terrace, a three storey mid terraced building sited on the north eastern side of Stanley Terrace, Douglas within the Ballaquayle Road Conservation Area.

2.0 THE PROPOSAL

2.1 The application seeks permission for alterations including installation of replacement windows and doors, creation of French doors to front elevation, removal of a chimney stack, rendering and raising of gable roof to rear elevation of dwelling.

3.0 PLANNING POLICY

3.1 In terms of local plan policy, the application site is designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is within the Ballaquayle Road Conservation Area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application, Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Windows Policy 1/98 "Buildings in Conservation Areas":

Strategic Policy 4 states:

'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and

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17 October 2014 14/00965/B Page 2 of 5 (c) not cause or lead unacceptable environmental pollution or disturbance.'

Environment Policy 35 states:

"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."

General Policy 2 states:

"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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states;

"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."

Windows Policy 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

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17 October 2014 14/00965/B Page 3 of 5 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.

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 only application considered to be specifically material in the assessment of the current application is 13/00164/B for the conversion of residential dwelling to provide four apartments which was refused at Appeal.

5.0 REPRESENTATIONS

5.1 In their representation received on 12 September 2014, Douglas Borough Council considered the application and 'have no objection to the proposals'.

6.0 ASSESSMENT

6.1 The application seeks permission for alterations including the installation of replacement windows and doors, creation of French doors to front elevation, removal of a chimney stack and raising of gable roof to rear elevation of dwelling.

6.2 Of consideration here is whether the alterations and extensions would preserve or enhance the character or appearance of the Ballaquayle Road Conservation Area.

6.3 The terrace lacks any uniformity in terms of fenestration. This property also differs from its neighbours by the previous addition of a crenelated bay which includes the entrance door to the property. Hood moulds appear over the windows and the first floor French doors offering access to the bay, have arched heads. The existing windows are painted timber casements with possibly painted timber sliding sashes to the top floor. It is doubtful whether the majority of windows in place are the originals.

6.4 In this instance, the creation of French doors to front elevation replace an earlier painted timber, side hung casement windows and the replacement of the windows to the front elevation with PVC casements is considered to have a neutral impact upon the character of the Conservation Area as much because the properties either side have a simplified 'one over one' format of window and this will at least add some form of uniformity.

6.5 The replacement of the two roof lights with 'Heritage style' rooflights is acceptable. The drawings illustrate a pair of rooflights in the same location and apparent size as those they replace, so there is not significant change.

6.6 The removal of a chimney stack, raising and rendering of the gable roof to rear elevation of dwelling is not considered to have a detrimental impact upon the character of the Conservation Area. The existing rear outshot is currently finished in random rubble stone, quite possibly slate. Most, if not all of the properties in the vicinity are likely to have been built in this material but will already have been rendered over, as was originally intended. The character therefore is for rendered outshots. As a result, this aspect of the application is likely to be an enhancement. In similar vein, the replacement of the rear windows in PVC is not considered contentious given the context.

7.0 CONCLUSION

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17 October 2014 14/00965/B Page 4 of 5 7.1 The proposals are therefore considered to accord with Strategic Policies 1 and 4, General Policies 1 and 2, Environment Policies 32 of the Isle of Man Strategic Plan 2007 (20th June 2007) and Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and "Buildings in Conservation Areas" in Windows Policy 1/98 and is therefore considered acceptable.

8.0 RECOMMENDATION

8.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

9.0 PARTY STATUS:

9.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material and Douglas Borough Council in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

17.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to Drawing Nos. B/6241/1 Rev A, B/287/1, Location Plan 1:1250, 3No. A4 Colour Photos showing building frontage and rear dormer, A4 detail sheet 'Ground Floor front (French Doors) UPVC - low E safety glass' and A4 detail sheet 'Annex Rear Elevation 6No. white upvc - low E glass' all date stamped 12 August 2014.

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17 October 2014 14/00965/B Page 5 of 5

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 17/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management