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22/00496/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00496/B Applicant : Mrs Elaine Williams Proposal : Installation of replacement windows to front elevation Site Address : 32 Selborne Drive Douglas Isle Of Man IM2 3NH
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.05.2022 __
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.
This application has been recommended for approval for the following reason. The proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the proposals preserve the character of the conservation area. It is judged that the application meets the tests of general policy 2, strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved, and the proposals do not adversely affect the character of the surrounding townscape. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall impact will be to preserve the character of the Conservation Area. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawing 01157A and the other supporting information submitted on 12th April 2022.
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22/00496/B Page 2 of 4
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
1.1 The site is 32 Selbourne Drive, a two storey semi-detached property on the north-eastern side of Selbourne Drive, within the Selbourne Drive Conservation Area. The property has a hipped pitched roof, painted render wall finish, a full width projecting portion on the front elevation at ground floor level, timber sliding sash windows on the front elevation and a traditional door with glazed side and fan lights.
2.0 THE PROPOSAL
2.1 This application proposes to replace the front elevation one over one timber framed sliding sash windows at ground and first floor level with UPVC framed double glazed sliding sash windows in a like for like style.
3.0 PLANNING POLICY
3.1 The site is in an area zoned as predominantly residential on Map 4 of the Area Plan for the East 2020, and within the Selbourne Drive Conservation Area. The site is not in an area at risk of flooding.
3.2 TOWN AND COUNTRY PLANNING ACT 1999
S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
Environment 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.
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3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
3.5 Planning Circular 1/98: The Alteration And Replacement Of Windows
Category b) BUILDINGS IN CONSERVATION AREAS Policy 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.
4.0 PLANNING HISTORY
4.1 Application 87/04807/B permitted alterations, extensions and the construction of a car port, while application 91/00659/B permitted the construction of a lean-to conservatory.
5.0 REPRESENTATIONS
5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (29.4.2022).
6.0 ASSESSMENT
6.1 The issue here is whether the proposals would preserve or enhance the special character of the Selbourne Drive Conservation Area.
6.2 The application proposes to replace the existing timber sliding sash windows with UPVC framed double glazed sliding sash windows. As the opening method and the glazing pattern (with no intermediate glazing bars) matches the existing windows, the guidance within planning circular 1/98 is being followed. As the proposal is for the style and method of opening to be like for like, it is judged that the application meets the statutory test within section 18 of the Town and Country Act 1999 as the proposals would preserve the character of the conservation area. It is also judged that the proposals do not adversely affect the character of the surrounding townscape.
7.0 CONCLUSION
7.1 It is judged that the proposals meet the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the proposals preserve the character of the conservation area. It is also judged that the application meets the tests of general policy 2, strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 as the proposed conservation area is being protected and preserved, and the proposals do not adversely affect the character of the surrounding townscape. Whilst the proposed materials are not traditional as preferred by Environment Policy 34, they are considered acceptable in this instance given that the overall
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impact will be to preserve the character of the Conservation Area. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSONS 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 __
I can confirm that this decision has been made by the Head of Development Management 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 : 19.05.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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