Officer Planning Report Recommendation

Application No.: 09/00416/B Applicant: Mr David Heathcote Proposal: Installation of replacement windows Site Address: Bollindene Tennis Road Douglas Isle Of Man IM2 3LN ### Considerations Case Officer : Mr Gary Barr Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes: No objection

Officer's Report

The Site

The application site represents the existing residential curtilage of Bollindene in Douglas which is a two storey end terrace property facing south east onto Tennis Road and with the north east elevation facing Brunswick Road.

The Proposal

This application seeks approval for the installation of white uPVC sliding sash windows to the front and side elevations.

Planning Status

The application site is located within the Selborne Drive Conservation Area in Douglas which is zoned as an area of "Predominantly Residential Use" under the Douglas South Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal; "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 is also considered relevant and 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." PLANNING HISTORY

Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically relevant to the assessment of the current planning application.

REPRESENTATIONS The Douglas Corporation have no objection with the proposed development. The Department of Transport Highways Division have not commented on the proposal. ASSESSMENT / RECOMMENDATION

The alterations to the front and side elevations to incorporate sliding sash windows would be acceptable as it respects the Conservation Area in which it is situated. This is achieved as the proposed design, appearance and opening method would be in-keeping with the terrace in which it is located and would ensure that the special features contributing to the character of the Conservation Area are preserved.

As such, it is judged that the proposed development would comply with Environment Policy 35 and General Policy 2 of Isle of Man Strategic Plan 2007 and is considered that this planning application be permitted.

PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division

29 April 2009

09/00416/B

Recommendation

Recommended Decision: Permitted Date of Recommendation: 29.04.2009 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 approval relates to the submitted Location Plan, Windows Detail and Photographs x4 all received on 11th March, 2009.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 12 May 2009 Signed : Senior Planning Officer