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22/00637/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00637/B Applicant : Mr Kevin Adamson Proposal : Installation of replacement windows and patio doors Site Address : Flat 7 Mount Rule House Mount Rule Douglas Isle Of Man IM4 4HP
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.07.2022 __
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 proposed replacement windows would be in accordance with General Policy 2 of the IoM Strategic Plan
Plans/Drawings/Information;
This decision relates to drawings and supporting information submitted on 19th May 2022
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Interested Person Status - Additional Persons
None __
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22/00637/B Page 2 of 3
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Flat 7 Mount Rule House, Douglas. The property is a large detached building that sits within its own grounds. The property has been sub-divided into a number of individual flats. The property sits to the north of the A23 Mount Rule Road in Braddan.
2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing timber windows and patio doors. The scope of works would see the replacement of 13 windows within the existing reveals and the replacement of a set of patio doors in the same opening.
2.2 The proposed replacement windows would seek to echo the existing glazing pattern that is synonymous through the building and the existing method of opening as per the existing window.
3.0 PLANNING POLICY 3.1 The application site is not designated on the Area plan for the East but is an existing building on site. The site is not within a conservation area, nor are there any registered trees affected by the proposal and the property is not a registered building.
3.2 Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
General Policy 2 - General development considerations
3.3 The Strategic Plan also states: "8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
3.4 Other Material Considerations;
Residential Design Guidance (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
4.0 PLANNING HISTORY 4.1 14/01148/B - Alterations and erection of a ground floor extension to replace existing
08/00600/B - Installation of replacement windows Upvc 05/00857/B - Installation of uPVC windows to replace existing
05/92244/B - Installation of uPVC cottage style casement window to replace existing on rear ground floor 04/01246/B - Re-instatement of doorway to replace existing ground floor window
5.0 REPRESENTATIONS 5.1 Braddan Commissioners commented (17/06/22) with no objection.
5.2 Highways Services do not object (No Highways Interest) 05.05.22
6.0 ASSESSMENT 6.1 Whilst the site is not designated, consideration has to be given the existing building on site and in this case GP2 is considered relevant. The proposals are minor alterations which
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22/00637/B Page 3 of 3
would have no adverse visual appearance upon the existing building or upon the street scene, due to the proposals being the same design and style of the existing, the only difference being that some existing frames are metal and some timber. Whilst the proposals are using uPVC framed windows, this material has already been installed within other flats apertures within the building, following planning permission being granted as noted in the planning history. As such the proposal would not be considered to have any detrimental impact upon the neighbouring amenity and has been designed to comply with General Policy 2b,c,g.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 INTERESTED PERSON 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 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: 29.07.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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