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PLANNING STATEMENT

02 March 2022

PROPOSAL FOR

For Douglas Land Securities Ltd

Submitted by Jacqueline N. Verduyn Verduyn Architecture

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CONTENTS:

Introduction... page 3 Planning History... page 6 Planning Consultation... page 6 Policies & Guidelines... page 7

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Introduction

1.1 Site:

Photograph A: Aerial Photograph of Site.

Address: 14 -16 Tennis Road

Douglas

Isle of Man

IM2 3LN

1.2 Existing condition of the site and scope of works:

The property consists of a block of 4 apartments. A previous planning application was submitted in 2018 on this property and approval was granted on 13th June 2018. Application No: 18/00422/B for 14 - 16 Tennis Road - Refurbishment of building exterior, including replacement windows, doors, rainwater goods and new entrance porches. Some of the works proposed in this application has been implemented and this includes the replacement of windows and doors. It is the intention of the applicant to complete the remainder of the works as approved in the previous application 18/00422/B. In addition to these works the applicant is looking to replace the existing roof as it is at the end of its lifespan and is causing significant condensation to the inside of the roof space.

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Photograph B: Photograph taken on 04th November 2017, prior to application 18/00422/B, showing original building

Photograph C: Showing 14 -16 Tennis Road taken in December 2021 with replacement doors and windows.

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Photograph D: Front Elevation December 2021

Photograph E: 14 -16 Tennis Road within context of street scene

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1.3 Proposed Works

Replacement roof In order to be more in keeping with the surrounding area, it is proposed not to replace the roof with the same red/brown coloured tiles but to replace it with a grey slate effect roof tile, Marley Edgemere. The same roof tile would be applied to the new porches in order to match the main roof. They would also look to remove the existing chimney stack as it is redundant.

Image F: Proposed front elevation of 14 -16 Tennis Road showing proposed materials and colours. Please refer to SK 001 for large format drawing.

Planning History

18/00422/B - Refurbishment of building exterior including replacement windows, doors, rainwater goods and new entrance porch.

Planning Consultation

Pre-application advice was sought from the Planning Department on 11th January 2022. Mr Paul Visigah replied as below

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With regard to your enquiry on the above, I think the first issue to consider is the fact that the property is within the Selbourne Drive Conservation Area and as such any works would have to preserve or enhance the character of the area. I think it would be beneficial if you refer to the Character Appraisal for the Area to ensure your scheme fits with the area. The following Policies within the Strategic Plan may also be relevant: • General Policy 2 - as the site is in a Predominantly Residential area where there is a presumption in favour of development. • Strategic Policy 4 - seeks to protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; • Environment Policy 35 - developments should preserve or enhance the character or appearance of the Area.

Planning Circular 1/98 - Replacement of windows and in Conservation Areas would serve as a valuable guide to the window replacements. It 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.

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."

In respect of the changes to the roof tiles and colour, I note that the area has a mix of roof finishes. However, you would need to demonstrate in your submitted application that the new roof finish would not have a detrimental impact on the character and appearance of the area. You would also need to demonstrate that the works on the external elevation such as removing the brick facing which matches the existing roof tiles and their replacement with rendered finish painted dark grey, removal of the chimney stack, and other external alterations, would not be detrimental to the character and appearance of the property and Conservation area.

Policies and Guidelines

Conservation Area The property is located in the Selbourne conservation area in Douglas. This property, being a 1960’s build, is not Edwardian or Arts & Crafts which the conservation area intends to preserve. However, it does sit alongside Edwardian residential properties and need to complement them. At present the building is a negative element and detracts from the overall appearance of the

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area. Some improvements have been approved in 2018 and the ongoing implementation of these is improving the appearance of the property. The changes to the external elevation by replacing the brick with render was approved in the 18/00422/B application as well as replacement of the windows, porches and rainwater goods. The Officer’s report by Mr Chris Balmer assessed that the proposal resulted in a significant improvement to the existing building. We are confident that the replacement of the roof would further enhance the appearance of the building and complement the conservation area. The other properties along Tennis Road predominantly have grey roofs and therefore the proposed roof would improve the aesthetics and be more in keeping. The windows that were replaced were not of historic interest or value. They were single glazed and in need of repair. The replacement windows were approved as part of a previous application in 2018. 18/00422/B. The section below the windows are slightly different to the original and that was approved. The original was white and the proposed is grey, to match the window frames. This change was made as the grey cladding was faster to install resulting in less inconvenience to tenants. The windows are still a marked improvement to the original. Please see attached photographs as well as drawing PA 001 for details of the windows. Isle of Man Strategic Plan 2016 As noted above, the proposed works would improve the visual appearance of the property and enhance the character and appearance of the area and therefore answers positively to General Policy 2, Strategic Policy 4 and Environmental Policy 35.