Officer Planning Report February 2008

Site {{table:193640}} The application site is a two storey dwellinghouse which is situated on the northern side of Albert Street. The property is located within an area zoned as mixed use (residential/offices) within the Douglas Local Plan and it is also located within the Windsor Road Conservation Area. To the east of the application site is the property of No.14 Albert Street and to the west, is the property of No.18 Albert Street. ### Proposed Development This application is seeking permission to replace the existing timber door with an uPVC front door and to replace the existing windows with uPVC sliding sash windows. ### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and Environment Policy 35. Environment Policy 35 states that "Within Conservation Areas, the Department will permit only development which 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". Section 18 (4) of the Town and Country Planning Act 1999 states that "Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing it character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act." Within Planning Policy Statement 1/01, the following policies are considered to be relevant in the determination of this application: CA/2 ### Planning History There have been no previous planning applications considered relevant to the assessment of this application. ### Representations Highways Division of the Department of Transport have not commented on the application. Douglas Corporation has not objected to the application. ### Assessment The key issue here is whether the installation of an uPVC front door and the replacement windows would preserve or enhance the character and appearance of the Conservation Area. Whilst the terrace does have a variety of door styles, they are in the main, painted timber with deep moulded panelling and acts as a unifying feature to all the properties within the Conservation Area. The current door is timber with solid timber panels to the sides of the door and a top fanlight. The door has glazed panels has deep moulded panelling. It is considered that the installation of an uPVC door is a poor replacement to the existing timber door/surrounding frame and would provide no character to the building. The proposed door and its surrounding frame would be out of keeping with the general character of the street scene and would not preserve or enhance the character and appearance of the Conservation Area. Planning Circular 1/98 states that "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from 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." The proposed windows will replicate the style and opening as the existing windows, which is in accordance with Planning Circular 1/98. I consider the proposal not adversely affect the character and appearance of the conservation area. ### Recommendation It is recommended that the application be refused for the above reasons. ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. In summary, 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: Douglas Corporation Highways Division of the Department of Transport ### Recommendation Recommended Decision: Refused

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

R 1.

The installation of an uPVC front door and surrounding frame would be contrary to General Policy 2 and Environment 35 of the Isle of Man Strategic Plan 2007 in that it would result in the loss of a unifying element in the streetsce, which is located within the Windsor Road Conservation Area, and would not preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the locality.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Refused Date : ...

Signed : ...

Mrs F Mullen Senior Planning Officer