3 June 2021 · Delegated - Principal Planner Chris Balmer
Flat 8, Keighley House, 59, Loch Promenade, Douglas, Isle Of Man, IM1 2na
The proposal involves replacing two existing timber framed sliding sash windows on the sixth floor rear elevation of a six-storey mid-terrace property with matching white uPVC sliding sash windows following an amendment from casement to sliding sash style.
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The key issue was whether the proposed uPVC windows preserve or enhance the character of the Douglas Promenade Conservation Area.
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect townscape character or amenity. Officer assessed proposal complies as replacements match existing style/colour, rear location has minor impact, preserving conservation area character.
Environment Policy 35
Permits only development preserving or enhancing conservation area character, protecting special features. Tested against rear windows' low visibility; consistent uPVC style replacing mixed materials deemed not to detract, thus preserving character.
Windows Policy 1/98 'Buildings in Conservation Areas'
For conservation areas, method of opening more important than frame material; replicate original opening if visible from thoroughfare, similar glazing pattern if not. Rear high-floor windows not readily visible, so sliding sash opening replicated and style close enough; uPVC acceptable.
Time limit
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.
Window details
The replacement windows hereby approved shall be installed in accordance with the details shown for option 2 (sliding sash) on the submitted window details. Reason: For the avoidance of doubt and in the interest of preserving the character of the conservation area.
Do Not Oppose - no significant negative impact upon highway safety, network efficiency and/or parking
No objection
No Flood Risk Management interest
Multiple statutory consultees including Highways, Douglas Borough Council, and Flood Risk Management raised no objections to the window replacement application, while the Isle of Man Victorian Society objected due to the proposed uPVC tilting casement windows not matching the required sliding sash style in the conservation area.
Key concern: wrong type of windows (not sliding sash) will form unfortunate precedent in Promenade Conservation Area
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure Highways Division
No ObjectionAfter reveiwing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; The applicantis advised that a licence may be necessary for the positioning of equipment and materials in the highway.; Do not oppose
Isle of Man Victorian Society
ObjectionThe windows should be of the sliding sash variety (the arched headed windows go up behind the masonry curve as at present).; We therefore object to the application as made and trust the applicant is advised to consult with the Principal Registered Buildings Officer.
Department of Infrastructure Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Highway Services
No CommentHighway Services note the additional information and / or revisions. We make no further comment on: ... 21/00121/B
