Officer Report

Application No.: 15/00596/B Applicant: Miss Kelly-Ann Henderson Proposal: Installation of replacement front door and rear windows to dwelling Site Address: 70 Derby Road Douglas Isle Of Man IM2 3EB Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of No. 70 Derby Road, a traditional three storey Victorian mid-terraced building sited on the northern side of Derby Road in Douglas. The site also lies within Woodbourne Road Conservation Area.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the replacement of the rear elevation timber framed windows with replacement UPVC framed windows of the same style and the replacement of the existing front timber door with a white UPVC new door.

3.0 PLANNING HISTORY - 3.1 Previously, planning approval was granted 2005 under PA 05/01357/B for the installation of uPVC sliding sash windows to replace the existing on the front elevation.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies within the Woodbourne Road Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

Environmental 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."

4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) 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 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."

5.0 REPRESENTATIONS - 5.1 At the time of writing there have been no written representations made regarding the current planning application.

6.0 ASSESSMENT - 6.1. The fundamental issue to consider in the assessment of this planning application is the impact of the replacement windows on the appearance of the building as viewed within the street scene and upon the character and quality of the Conservation Area. - 6.2 The proposed windows would replicate the existing windows with regards to opening method and although the new windows would be UPVC, the use of UPVC is not uncommon within the rear of the buildings within this row. The rear of the application building is not readily visible from a main public thoroughfare and as such it is judged that the proposal will not have a harmful impact upon the visual amenity of the application building or street scene of Derby Road. Furthermore, the existing timber framed windows are in a dilapidated state and the new windows, are considered to enhance the external appearance of the building. - 6.3 Planning Circular 1/98 - The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening as the originals and windows not readily visible from the public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used. As previously mentioned, the proposed replacement windows would replicate the existing albeit in material and for that reason the proposal is deemed acceptable. - 6.4 Turning to the replacement of the front door, there is a mix of front doors along Derby Road and within the immediate locality. There is no overriding design or style of doors in the street scene. The proposed replacement door is not considered to detract from the appearance of the main dwelling. The use of UPVC in the area is not uncommon as there are a number of dwellings along Derby Road that have both UPVC framed windows and doors. The new door proposed under this scheme is considered acceptable and is not judged to

detract from the existing appearance and character of the dwellinghouse or Woodbourne Road Conservation Area.

7.0 RECOMMENDATION - 7.1 Overall, it is considered that the proposed replacement windows are acceptable and unobjectionable and as such it is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation:

01.07.2015

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 Location Plan, Proposed window and door details and 9 x Photographs showing the existing windows and door all date stamped as received 27th May 2015

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; 02.07.2015 Determining officer

Signed :…………S CORLETT.. Sarah Corlett Senior Planning Officer