DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00118/B Applicant: Ms Jane Hodson Proposal: Replace existing windows to sash windows to front Elevation Site Address: 12 Woodbourne Villas 46 Alexander Drive Douglas Isle Of Man IM2 3QG Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.03.2023

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.

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 enhanced. The proposals also comply general policy 2 within the IOM Strategic Plan 2016 as they do not affect adversely the character of the locality or surrounding townscape. The application is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to the information submitted on 3.2.2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is 12 Woodbourne Villas 46 Alexander Drive Douglas, an end terrace property within the Douglas (Selbourne Drive) Conservation Area.

2.0 THE PROPOSAL - 2.1 The application proposes to replace the existing front elevation bottom opening casement windows with UPVC sliding sash 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 (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: (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 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 The Department's database includes the following applications relating to the site:-

Reference Number: 22/01286/B Status: Permitted Proposal: Installation of new rooflight

Reference Number: 87/00109/B Status: Permitted Proposal: Raising level of roof to outlet, 46 Alexander Drive, Douglas Reference Number: 87/00384/B Status: Permitted Proposal: Erection of detached garage at rear, 46 Alexander Drive, Douglas. Reference Number: 92/01399/B Status: Permitted Proposal: Construction of garage, 46 Alexander Drive, Douglas.

5.0 REPRESENTATIONS. - 5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (20.2.2023).

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 (Selbourne Drive) Conservation Area. The character appraisal for the Conservation Area concludes that the special character of the area is its high quality mix of properties, predominantly residential, principally in an Edwardian or Arts and Crafts style of architecture. - 6.2 The existing front elevation bottom opening casement windows are modern, and do not have the opening method that would historically have been present on the property. The reintroduction of sliding sash units to all of the windows on the property's front elevation is a positive move, and a proposal that is considered to enhance the character of the conservation area and surrounding townscape.

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 enhanced. The proposals are also judged to comply general policy 2 within the IOM Strategic Plan 2016 is they do not affect adversely the character of the locality or surrounding townscape. 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:

• (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: 17.03.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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