DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01007/B Applicant: Mr Craig Reynold Carlson Proposal: Installation of replacement windows to front elevation and part replacement to rear elevation. Site Address: 14 Derby Square Douglas Isle Of Man IM1 3LS Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.02.2023

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.

• C 2. All glazing bars and horizontal bars as shown on the submitted plans must be expressed externally and retained thereafter.

Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.

This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98.

Plans/Drawings/Information;

This approval relates to the documents, planning statement and drawing no. PL01, PL02, PL04 which have been received on 12th August 2022, drawing no. PL 03 Rev 2 which has been received on 21st November 2022 and drawing no. PL05 which has been received on 3rd February 2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of 14 Derby Square, Douglas, a mid-terrace dwelling located on the east of Derby Square.

2.0 THE PROPOSAL - 2.1 The proposed is the replacement of all windows on the front elevation and two windows on the rear elevation with uPVC windows. The two dormer windows will be casement windows and the rest will be sliding sash windows. - 2.2 The proposal also includes reducing the height of a replacement window on the rear elevation.

- 3.0 PLANNING HISTORY

3.1 Replacement of existing rear windows with white uPVC windows was APPROVED under PA 17/00933/B. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 The site is within the Windsor Road Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 4(a) and 5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Environment Policy 35
• o Community Policy 7 and 10

PPS and NPD

4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area. - 4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set

5.0 OTHER MATERIAL CONSIDERATIONS Legislation

5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. Strategy and Guidance

5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details - 6.0 REPRESENTATIONS

6.1 Douglas Borough Council has no objection to this application. (02.09.2022). 6.2 Highway Services states there is no highway interest in this application (26.08.2022). 7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or protect the character of the Conservation Area.

7.2 The replacement windows, besides one with a reduction in height, are all like for like, the sliding sash windows will maintain the appearance of the building and the character of the area. The casement windows on the dormer would not detract from the character of the streetscene as dormers are a feature of the terrace.

7.3 The window on the rear elevation with height reduction is not visible to the public. Therefore, it is not considered to have a negative impact on the character of the area. - 7.4 In summary, it is considered that the proposal would preserve the character of the area and therefore passes the test. Elements of Assessment - 7.5 The key considerations in the determination of the application are its impact on the terrace itself and on the character and appearance of the area. Design of the House Itself - 7.6 As mentioned in 7.2, it is considered that the proposal maintains the design of the house. Character and Appearance - 7.7 As mentioned in 7.2, the proposal preserves the character or appearance of the area. Therefore, the design is considered acceptable.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 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 which 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. 9.2 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: 17.02.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.