31115

==== PAGE 1 ====

21 August 2014 13/91347/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 13/91347/B Applicant : Mr Malcolm Watson Proposal : Installation of replacement windows and door to rear elevation Site Address : 3 Windsor Terrace Douglas Isle Of Man IM1 3LU

Case Officer : Mr Trevor Wilson CLOSED Photo Taken :

Site Visit : 27.11.2013 Expected Decision Level :

Officer Delegation

Officer’s Report

APPLICATION SITE

1.1 The application site is No. 3 Windsor Terrace, Douglas, which lies adjacent to Crellins Hill and the Manx Museum. The site comprises of a row of three storey early Victorian town houses displaying a mixture of original timber sliding sashes and later (pre-Conservation Area status) uPVC windows. Whilst the elevations backing directly onto Windsor Road are notable for their original period features, the front elevations overlooking St Thomas's church and the promenade are exceptional for their neoclassical columned facades and cast iron balconies, though not readily viewed from that perspective.

1.2 The site lies within the Upper Douglas, Windsor Road Conservation Area designated in 2003.

THE PROPOSAL

2.1 The application seeks planning approval for the installation of uPVC windows and door to the elevation overlooking Douglas promenade.

2.2 Ground Floor: The existing twin leaf basement door is to be replaced by a single glass panelled uPVC door in addition to a uPVC replacement window adjacent to the ground floor door. The window is to consist of a mid-rail, top opening casement window, designed to mimic the existing timber sliding sashes currently employed on the first floor.

2.3 First floor: The existing Victorian timber sliding sashes are to be replaced on a 'like for like' basis in terms of style and opening method, with uPVC replacement units which will include the sash horns.

2.4 Second Floor: The existing original Georgian style sliding sash windows are to be replaced on a 'like for like' basis in terms of style and opening method, with uPVC replacement units.

PLANNING HISTORY

3.1 The site has no planning history of relevance to the current application other than a recent application for the proposed replacement of the existing timber sliding sashes located to the elevation over-looking the road to the rear. Following advice from Building Conservation the applicant later withdrew this application (13/91349/B).

==== PAGE 2 ====

21 August 2014 13/91347/B Page 2 of 4

PLANNING POLICY

4.1 The Douglas Local Plan 1998 identifies the area as being predominantly residential.

4.2 The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:

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: (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.'

Environmental Policy 35 of the Isle of Man Strategic Plan 2007 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.'

Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area.

Windows Policy 1/98 Category b) 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 materials 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.

==== PAGE 3 ====

21 August 2014 13/91347/B Page 3 of 4 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'.

REPRESENTATIONS

5.1 No representations have been received to date.

ASSESSMENT

6.1 This property, along with other properties in this terrace, were designed and built by the prominent Manx architect John Robinson. Built 1846c they are acclaimed to be the best examples of his collective works which drew heavily on neo-classical influences coupled with Georgian detailing.

6.2 Located within the Windsor Road Conservation Area, both this property and the terrace as a whole, is notable for the retention of many original period features. The proposal to replace the existing period windows in favour of uPVC replacements, along with a uPVC replacement door to the principle elevation overlooking the promenade appears to be both incongruous and indifferent to the architectural merit which this terrace exhibits. However, given both the limited public access and view afforded of this elevation, particularly given both its elevated location and screen of mature deciduous trees, the replication in uPVC of the existing Georgian 'six-over-six' sliding sash windows to the second floor, and the later Victorian single paned ('one-over-one' arrangement) sliding sash windows located on the first floor, is considered acceptable. Similarly, the replacement uPVC door which cannot be observed from beyond the property's own garden is also considered appropriate.

6.3 Given that elsewhere throughout the terrace the use of non-original materials has been previously established, in accordance with Windows Policy 1/98 Buildings within a Conservation Area, it is considered that this proposal is appropriate and accordingly it is recommended that the application be permitted.

RECOMMENDATION

7.1 It is recommended that the application is permitted.

PARTY STATUS

8.1 The neighbouring adjacent properties by virtue of the Town and Country Planning (Development Procedure) Order 2013 (Determination of interested persons) be considered "interested persons" and as such should be afforded party status.

8.2 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

8.3 The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of

21.08.2014

==== PAGE 4 ====

21 August 2014 13/91347/B Page 4 of 4 Recommendation:

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.

--

This approval relates to Drawings Ref 1. A4 Location Plan, Ref 2. A4 Colour photosheet indicating the ground floor, first and second floor to the rear elevation, Ref 3 entitled 'Existing Rear Elevation', Ref 4. entitled 'Proposed Rear Elevation', Ref 5. A4 technical reference sheet entitled 'Everest Traditional Sliding Sash Windows', Ref 6. A4 technical reference sheet entitled 'Everest entrance doors'.

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 : 11th November 2014

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