55743

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00554/B Applicant : Mrs Corelli Bentham Proposal : Alterations, removal of rear chimney stack, rendering works, installation of replacement windows and doors and reinstatement of roof light to annex pitched roof Site Address : 8 Brunswick Road Douglas Isle Of Man IM2 3LQ

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.06.2021 __

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.

C 2. For the avoidance of doubt no approval is hereby given for the replacement of the existing front door or the door frame around.

Reason: in the interest of the character and quality of the existing property and the conservation area.

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, covering letter and drawing no. 2101-P-01A, 2101-P-02B as having been received on 26th May 2021. __

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE 1.1 The site is the residential curtilage of 8 Brunswick Road, Douglas, a two-storey semi- detached dwelling located on the northeast junction of Brunswick Road and Albany Lane.

1.2 The house a pitched roof. There is a two-storey quasi-pitched-roof extension on the rear of the main dwelling.

2.0 THE PROPOSAL 2.1 The proposal is for the installation of replacement windows and door, reroofing, demolition of rear chimney stack, re-rendering of the external elevations and the reinstallation of fixed rooflight on the annex roof.

2.2 The front elevation windows will be replaced with white uPVC sliding sash on a like for like bases. The front door will be refurbished to match the existing with black colour.

2.3 The side and rear elevation, as well as the rear extension will have all windows replaced with 50/50 bottom-hang casement window. The entrance door on the rear elevation will be replaced with one that has a glazing panel on top of the door. The bottom window on the extensions will be blocked up and render to match existing.

2.4 The main roof and the extension roof will be fit with breather membrane and insulation and the existing ridge and slate will be reused wherever possible. The chimney on the rear extension will be demolished.

2.5 The front elevation and front garden wall will be painted into grey and white. The side elevation and the rear garden wall will be coated with a clear masonry protection solution. The rear elevation of the main dwelling and the rear extension will be finished in smooth white paint.

2.6 A small roof light will be installed on the roof of the rear extension.

3.0 PLANNING HISTORY 3.1 Installation of replacement windows, doors and roof tiles was WITHDRAWN due to lack of information on window replacement, chimney demolition and external finishes.

4.0 PLANNING POLICY 4.1 The site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site also lies within the Selborne Road Conservation Area.

4.2 The following Strategic Plan policies are considered relevant: General Policy 2 and Environment Policy 35.

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; (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area,

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and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.6 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."

4.7 Planning Circular 1/98: The Alteration and Replacement of Windows Set states: Category b) Buildings in a Conservation Area "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 Douglas Borough Council has no objection to this application (08/06/2021).

5.2 DoI Highway Services has no objection on this application. (14/06/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and/or parking.

6.0 ASSESSMENT 6.1 The key issue to consider in the assessment of this application is whether the proposals would preserve or enhance the character and appearance of the Conservation Area.

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;

6.3 The replacement with uPVC on the front elevation although not idea, is acceptable, considering all sliding sash features are kept. The windows on the side and rear elevations are not readily visible to the public and therefore the casement design is considered acceptable.

6.4 The replacement of rear entrance door is not readily visible to the public and is therefore considered acceptable.

6.5 The demolition of the chimney and the installation of a new rooflight is at the rear of the property. These chances are small and will have a neutral impact on the character of the area and are therefore considered acceptable.

6.6 The re-rending of all elevation is consider to fit in within its neighbouring properties and is therefore considered acceptable.

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

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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: 28.06.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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