46683

==== PAGE 1 ====

                                      20/01281/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01281/B Applicant : Paula Jane Gelling Proposal : Installation of replacement windows and doors Site Address : 6 Albert Street Douglas Isle Of Man IM1 2QA

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.01.2021 __

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. This application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan, Planning Circular 1/98 and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the submitted documents, location plan, window designs and drawing no. EX-01 all received on 3rd November 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of 6 Albert Street, Douglas, a three- storey mid-terrace dwelling located on the north of Albert Street.

2.0 THE PROPOSAL 2.1 The current planning application seeks full approval for the replacement of three windows on the east elevation of the rear extension with white uPVC casement windows of the

==== PAGE 2 ====

                                      20/01281/B                                     Page  2  of  3

same opening methods. The proposal also includes the replacement of rear entrance door on the first floor of the rear elevation.

3.0 PLANNING HISTORY 3.1 Change of use of first and second floor apartment to office (Class 4) and installation of a rear replacement window was APPROVED under 19/00575/C.

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area designated as Mixed Use Area (St George) under the Area Plan for the East. The application site is within the Windsor Road Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

4.3 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: (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."

4.4 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."

4.5 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application."

4.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows set 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"

5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection to this application (26/11/2020).

5.2 DOI Highway Services states there is no highway interest in this application (27/11/2020).

6.0 ASSESSMENT 6.1 The key issue to consider in the assessment of this application is whether the replacement windows would meet the test set out in Environment Policy 35 and other policies mentioned above in either preserving or enhancing the Conservation Area.

==== PAGE 3 ====

                                      20/01281/B                                     Page  3  of  3

6.2 While the Planning Circular 1/98 states replacement windows should be a replica of the original windows in design as much as possible, the focus can be summarized into three points: O windows visible from a public highway have higher priorities than other windows; O opening method of a window is more important than other design features; O patterns and frame are less important if not visible;

6.4 The windows and door on the rear elevations are not visible to the public and its opening style and design is proposed to stay the same as the existing so it will at least preserve the character of the conservation area.

7.0 CONCLUSION 7.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

8.0 INTEREST 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 which 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. __

I can confirm that this decision has been made by a Principal Planner 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: 08.01.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.