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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00771/B Applicant : Mr David & Mrs Emma Williams Proposal : Installation of replacement windows and doors Site Address : 2 Marlborough Terrace Douglas Isle Of Man IM2 3QJ

Technical Officer: Mr Thomas Sinden Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 11.08.2022 __

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 application meets the tests of section 18 of the Town and Country Planning Act 1999 and environment policy 35 within the IOM Strategic Plan 2016 as the character of the conservation area is being preserved. The proposals are also judged to comply with the guidance within planning circular 1/98 as the opening method, pattern of glazing bars and frame sections of the front elevation windows are proposed to match the existing windows. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to the amended Proposed Window and Door Details submitted 8.8.2022, and the other supporting information submitted 15.6.2022.

__

Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 THE SITE

1.1 The site is 2 Marlborough Terrace, a two storey dwelling within the Douglas (Selborne Drive) Conservation Area. On the front elevation, the property has facing brickwork at ground floor level and half-timbered and rendered in a Tudor style at first floor. At the rear, the wall finish is painted smooth render. The form, wall finishes at ground and first floor, stepped frontages and garden wall treatment is consistent across all of the properties in the terrace. However, some of the properties have coloured glass elements in their upper elements, and some have plain or textured glass.

1.2 The existing windows are timber framed sliding sash units at the rear. At the front the windows are generally timber framed casement units with fixed upper lights featuring multi- coloured textured glass. The exception to the front elevation opening style is the first floor window above the door, which has a sash opener in its lower section. The existing door is painted timber with four textured glass panels. The door has half glazed side lights and a fanlight with multi-coloured textured glass matching the stained glass within the windows.

2.0 THE PROPOSAL

2.1 The application proposes to replace the existing sliding sash rear windows with top opening casement windows in a one over one pattern similar to the existing pattern. On the front elevation, the application proposes to replace the existing single glazed windows with UPVC double glazed units with the same opening method and glazing bar arrangement as the existing units. One window is sliding sash while the others are casement opening, and this arrangement is proposed to be replicated. The upper sections are proposed to have textured obscure glass as per the existing windows.

2.2 In addition to the proposed replacement windows described in 2.1, the application proposes to replace the existing rear door with a two panelled UPVC door with glazed panels, and to replace the existing four panelled front door with a composite UPVC door. The front door is proposed to have glazing in its upper two panels. The existing fanlight is proposed to have a glazing pattern to replicate the existing, with textured obscure glass as per the proposed replacement front windows.

3.0 PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the East 2020 as predominantly residential, and within the Douglas (Selborne 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: (b) (c) (g). Strategic Policy 4. Environment Policies 34, 35.

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

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POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS

3.5 Planning Circular 1/98: The Alteration And Replacement Of Windows Category b) BUILDINGS IN CONSERVATION AREAS

4.0 PLANNING HISTORY

4.1 The only previous application on the property, for replacement windows in 2016 (16/01132/B), was withdrawn prior to determination.

5.0 REPRESENTATIONS.

5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application. (1.7.2022, 9.8.2022).

5.2 Douglas Borough Council have stated they have no objections to the application (4.7.2022).

6.0 ASSESSMENT

6.1 The principal issue with this application is judged to be the impact of the proposed alterations on the special character of the Douglas (Selborne Drive) Conservation Area.

6.2 The proposed replacement rear windows and door are not readily visible from a public thoroughfare. As the pattern of glazing in the replacement windows is similar to the existing units, it is judged that the guidance in planning circular 1/98 is being followed. As the rear door and windows cannot be readily viewed from outside of the application site, it is considered that these elements of the proposals preserve the character of the conservation area.

6.3 The replacement front door is proposed to be composite UPVC, with a four panelled design similar to the existing door. The upper panels are proposed to be glazed, with solid panels below. As the style of the replacement door is proposed to be very similar to the existing, it is judged that the character of the conservation area is being preserved.

6.4 The final element within the application is the proposed replacement of the front windows with UPVC framed double glazed units. As the opening method, pattern and section of glazing bars and the frame sections are proposed to match the existing windows, the guidance within planning circular 1/98 is judged to be followed. The upper sections are proposed to be textured obscure glass, akin to the textured glass in the existing front windows. As the guidance within 1/98 is being followed and textured glass is included within the proposed replacement windows, it is judged that the character of the conservation area is being preserved.

7.0 CONCLUSION

7.1 It is judged that the application meets the tests of section 18 of the Town and Country Planning Act 1999 and environment policy 35 within the IOM Strategic Plan 2016 as the character of the conservation area is being preserved. The proposals are also judged to comply with the guidance within planning circular 1/98 as the opening method, pattern of glazing bars and frame sections of the front elevation windows are proposed to match the existing windows. It is therefore recommended that the application be approved.

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:

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(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 : 11.08.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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