Planning Officer Report

Officer's Report

Application No.:	12/01681/B
Applicant:	Mr Steven Anderson Hodgkins
Proposal:	Installation of replacement windows and doors to rear ground floor annexe
Site Address:	24 Derby Square Douglas Isle Of Man IM1 3LS
Case Officer:	Miss S E Corlett
Photo Taken:	25.01.2013
Site Visit:	25.01.2013
Expected Decision Level:	Officer Delegation

The Site

1. The site is the curtilage of number 24, Derby Square, a terraced property which fronts onto Derby Square and backs onto the Villa Marina Gardens and glen with a rear lane separating the site from the gardens. The property is a handsome three storey building as viewed from Derby Square, with sliding sash windows and its original decorative mouldings over the first floor windows and a rather unfortunately flat roofed dormer on the front roof pitch.

1. At the rear the property is quite different in character and appearance. It has a dashed render finish, tiled roof and modern, large windows. The rear lane is characterised by a mix of buildings and some properties having no additional rear annexes or outbuildings over and above the main outrigger from the principal building. The outbuildings become progressively more modern and less like the principal buildings as one progresses south along the rear lane.

The Proposal

1. Proposed is the replacement of the windows in the rear annex. The existing windows are timber framed and are mainly square or rectangular in shape. The proposed replacements are to match the existing but be framed in uPVC. Also proposed is the replacement of two doors to match the existing and again framed in uPVC.

Planning Status And Policy

1. The site lies within an area designated as Predominantly Residential on the Douglas Local Plan. The site also lies within The Windsor Road Conservation Area.

1. As such, the following policies are considered relevant in the consideration of this application:

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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape" and

Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning Circular 1/98 - the replacement of windows has the following advice:

"Buildings In Conservation Areas"

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 pattern and section of glazing bars and the same frame sections 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."

Planning History

1. Planning permission was sought and granted for the replacement of windows (PA 96/01353) and for the change of use of the ground floor from residential to a complimentary therapy facility (PA 96/01052) and then from the complimentary therapy facility to a veterinary surgery (PA 97/01085). The installation of solar panels was refused under PA 09/01733).

Representations

1. Douglas Borough Council has no objection to the application.

Assessment

1. The rear lane contributes nothing positive to the character and appearance of the Conservation Area. It is a mixture of walls, buildings and annexes with differing materials, heights and styles. What is proposed at the rear will not significantly alter the appearance or character of the area and as such is not in conflict with EP 35, nor will it be particularly noticeable by significant numbers of the passing public.

Party Status

1. The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 25.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the replacement of windows and doors in the rear annex all as shown in drawings and information all received on 20th December, 2012.

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

Decision Made : Permitted Date : 28/1/13

Determining officer (delete as appropriate)

Signed : A. H. Brown Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Samuel Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager