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21/00068/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00068/B Applicant : Mr Steven Asbridge Proposal : Installation of replacement windows (retrospective) Site Address : Marlor House 130 Woodbourne Road Douglas Isle Of Man IM2 3BA
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.03.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. It is concluded that the application complies with the principles of Planning Circular 1/98 and meets the tests of Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is therefore recommended to be approved.
Plans/Drawings/Information; This decision relates to APL Supporting Information received on 11.01.21
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) (or 4(2)):
the Isle of Man Victorian Society as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy, they are not stated to be within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy, as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in
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relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Marlor House, 130 Woodbourne Road Douglas an existing 3 storey end terrace town house, situated in the centre of Douglas and a short distance from the junction of Withington Road.
1.2 Looking directly to the front elevation of the property, the ground floor has 4 rectangular uPVC sliding sash windows, situated within the bay. At first floor, there are 3 'half- round' uPVC sliding sash windows, and the 3 floor consists of 1 rectangular, and 2 'full-round' uPVC sliding sash windows. All windows have horns.
1.3 The site lies within the designated Woodbourne Road Conservation Area.
2.0 THE PROPOSAL 2.1 The current planning application seeks approval (retrospectively) for the installation of 10 uPVC Sliding Sash windows with horns. All of the windows match the shape of the apertures in which they are installed - ie where the top of the window opening is curved, the windo heads are the same shape and also where the apertures have rounded heads.
3.0 PLANNING HISTORY 3.1 The site has 2 previous applications in relation to the installation of windows to the front elevations.
3.2 Planning Application 04/01176/B - Installation of timber sliding sash windows to match and replace existing on front elevation - Permitted - 22.07.2004
3.3 Planning Application 18/01307/B - Installation of replacement windows to front elevation - Withdrawn - 25.10.2019
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area zoned as "predominantly residential" under the Douglas Local Plan. As previously mentioned, the application site is within the Woodbourne Road Conservation Area. In determining the proposal regard shall be given to both Planning Circular 1/98 and Environment Policy 35 of the Strategic Plan in understanding whether the works preserve or enhance the character of the existing building and the wider Conservation Area and having regard to the special character of the area.
4.2 Environmental Policy 35: "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 Planning Circular 1/98 sets out and provides guidance policies in respect of the alteration or replacement of windows in Conservation Areas and 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.
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Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."
5.0 REPRESENTATIONS 5.1 Department of Infrastructure Highway Services -No Highways interest - 05.02.2021
5.2 Douglas Borough Council - No objection - 02.02.21
5.3 Isle of Man Victorian Society made the following comments on 15.02.21 "We note the work has already been carried out on a like for like basis. We are pleased to see that the applicant has installed sliding sash windows with horns. We support the application and ask that our congratulations be passed on to the applicant for this work and the decoration scheme they have adopted."
6.0 ASSESSMENT 6.1 The issue here is whether the proposed windows preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area.
6.2 The windows are uPVC framed in the same white colour as was previously in place. The windows are consistent with that of the neighbouring property, and fitted with the same openings and style as the previous timber sliding sash windows with horns. They are judged not to detract from the character of the Conservation Area.
7.0 CONCLUSION
7.1 It is concluded that the application complies with the principles of Planning Circular 1/98 and meets the tests of Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is therefore recommended to be approved.
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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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: 10.03.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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