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23/01428/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01428/B Applicant : Mrs Loir Corlett Proposal : Replace two original single glazed windows with double glazing windows Site Address : Fairleigh Hilary Park Douglas Isle Of Man IM2 3ED
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.03.2024 __
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 be acceptable from a design standpoint, whilst ensuring that the character of the Conservation Area is successfully preserved. The development therefore accords with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings and documents referenced;
Location plan Window specification details Existing site photograph Received 15.12.23 __
Interested Person Status - Additional Persons
None
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23/01428/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site relates to the curtilage of Fairleigh, Hilary Park which is a traditional mid terrace property situated to the South East of Hilary Park.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the replacement of the existing 2 no. single glazed casement windows on the front elevation with double glazed UPVC replacements. This would include the upper half of the windows utilising clear glazing within a crosshatched leaded design in a similar manner to the upper glazing of the ground floor bay window which has been recently replaced.
3.0 PLANNING HISTORY 3.1 22/01000/B - Installation of replacement double glazed bay window to front elevation - Permitted
4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes, whilst falling within the Selbourne Drive Conservation Area.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in 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 5 Design and visual impact
Spatial Policy 1 Development in Douglas
General Policy 2 General Development Considerations
Environment Policy 35 Development within Conservation Areas 42 Designed to respect the character and identity of the locality
4.3 Planning Circular 1/98 - The alteration and replacement of windows The following policy details the approach to replacement windows to 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 their construction."
5.0 REPRESENTATIONS 5.1 Douglas City Council - No objection. (12.12.23)
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23/01428/B Page 3 of 4
5.2 Highway Services - No highways interest. (22.12.23)
5.3 Registered Buildings Officer - no response received at the time of writing.
5.4 Manx National Heritage - no response received at the time of writing.
6.0 ASSESSMENT 6.1 The proposals seek to replace the 2 no. single glazed casement windows at first-floor on the front elevation with what would effectively constitute like for like replacements in terms of design and opening methods. The clear different however is the introduction of a crosshatched leaded design in the upper glazing, which would match that of the recently installed replacement bay window below. Noting similar glazing present in the upper floors of properties within the site's immediate vicinity, it is considered likely that the property's original windows may well have once incorporated a similar leaded design but have since been replaced.
6.2 Therefore, the reintroduction of the proposed leaded design work is welcomed, and is considered to appropriately tie in with the ground floor bay window and adjacent properties within the immediate locality.
6.3 Given the above, the proposals are considered to sufficiently preserve the character and appearance of the existing property and that of the wider Conservation Area whilst being acceptable from a design standpoint, in compliance with General Policy 2 and Environment Policies 35 and 42.
7.0 CONCLUSION 7.1 The proposals are considered to be acceptable from a design standpoint, whilst ensuring that the character of the Conservation Area is successfully preserved. The development therefore accords with Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
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 __
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23/01428/B Page 4 of 4
I can confirm that this decision has been made by the Acting Head of Development Management 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 : 02.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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