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22/00896/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00896/B Applicant : Mr Jonathon Staley Proposal : Installation of replacement windows to North East and South West elevations, creation of an additional window to North East elevation and replacement of window with double doors with over light to South West elevation (retrospective) Site Address : 18 Berkeley Street Douglas Isle Of Man IM2 3QA
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.09.2022 __
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 also comply with the guidance within planning circular 1/98. as well as the principals set out in General Policy 2. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision hereby approved relates to drawings and documents submitted to the Department titled:
Application Form Plan List
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DRG 01 Location Plan DRG 02 Existing and Proposed Ground Floor Plan and Elevations A1.
All date stamped as being received by the Department on 07.07.22
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Interested Person Status - Additional Persons
It is recommended that Isle of Man Victorian Society should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2). __
Officer’s Report
1.0 The Site 1.1 The application site is a two storey mid-terrace dwelling on the northern side of Berkeley Street, within the Selborne Drive Conservation Area. The terrace has attractive and consistent rhythm, generally of pale white/off white colours, with stepped eaves, and hood mouldings. The properties have slate pitched roofs, brick chimney stacks and are set back from the highway with dwarf boundary walls and low railings enclosing the front gardens.
1.2 The windows in the properties are generally sliding sash, although some have been replaced with casement units. The window frame material varies from traditional painted timber to modern uPVC. The doors in the terrace are generally painted timber, with three rectangular glazed panels in their upper section. Whilst one of the front doors on the terrace (no. 7) has been replaced with composite uPVC doors in a non-traditional style, this is the only property not to retain the traditional style. The traditional doors still in place make a positive contribution to the street scene and are in the arts and crafts style that the Conservation Area Character Appraisal notes as a feature of the area.
THE PROPOSAL 2.1 The application proposes to replace the existing white uPVC casement windows to the rear elevation (southwest), and also the side elevation on the rear outrigger (northeast) with the installation of brown framed uPVC double glazed units, retrospectively.
2.2 The application also included the installation of a new window with the same spec as above to the ground level of the northeast elevation (outrigger) again this is retrospective.
PLANNING POLICY 3.1 The site is within the Selborne Drive Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.
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 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:
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(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;
3.4 Environment Policy 34: In the maintenance, alteration or extension of pre-1920s buildings, the use of traditional materials will be preferred.
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. 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.
PLANNING HISTORY 4.1 The application site has been subject to one previous planning application - Alterations and extension to rear elevation - Approved 26.10.2006
REPRESENTATIONS Representations can be read in full online. This report contains summaries only. 5.1 The Department of Infrastructure Highways Division have stated - "No highways Interest" - (27.07.22)
5.2 The Isle of Man Victorian Society have stated - "Whilst the plans list supplied with the application states that there are existing and proposed elevations suppled there is nothing on line. Therefore neither we nor any member of the public are able to make comment. (21.08.22)
5.3 No comments have been received from neighbouring properties at the time of writing this report.
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, although whilst not traditional replicate what was already in place. The guidance within Planning Circular 1/98 is therefore being followed. Whilst the materials are not traditional as preferred by Environment Policy 34, the proposed windows are judged to have neutral impact on the character of the conservation area given that they are not readily visible from a public thoroughfare.
6.3 The installation of the additional window to the northeast elevation (ground floor level of the outrigger) will not have any negative impact on any neighbouring amenities by overlooking/loss of privacy as it is impossible to see into the neighbouring property from this level, and would be directly adjacent to an already existing window within the application site therefore not creating any additional issues than what is already in place and considered acceptable.
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 Strategic Plan 2016 as the character of the conservation area is being preserved, as well as and the principals set out within General Policy
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2 of the IOM The proposals are also judged to comply with the guidance within planning circular 1/98. It is therefore recommended that the application be approved.
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: 15.09.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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