Officer Report

Application No.: 18/00586/B Applicant: Mrs Joanne Walsh Proposal: Installation of replacement windows Site Address: 4 Queens Avenue Douglas Isle of Man IM1 4DA Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.09.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development, hereby approved, relates to Drawings '0113B - Proposed Design of Replacement Windows ' and '0113A - Proposed Design' date-stamped as having been received 04 June 2018, only. The proposed window frames, shall match the existing in terms of frame sections and where appropriate, pattern and section of glazing bars, as the original windows

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 and Planning Circular 1/98.

Plans/Drawings/Information: This Planning permission relates to the following plans and documents: Drg No.0113E - Site Location Plan Drg No.0113 - Existing Design

• Drg No.0113A - Proposed Design
• Drg No.0113B - Proposed Design of Replacement Windows Photographs Date-stamped as having been received 04 June 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is a Victorian terrace property in a residential area of Douglas. THE PROPOSAL - 2.1 The proposal is for the installation of replacement windows, replacing timber sliding sash with uPVC sliding sash on the front and rear elevation. PLANNING POLICY - 3.1 The application site is designated as 'Predominantly Residential' under the Douglas Local Plan 1998 map 2 (south). The application site is within the Woodbourne Road Conservation Area.

3.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.

3.3 The relevant extracts from General Policy 2 state: '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:

• (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;
• (d) does not affect adversely public views of the sea;
• (e) does not affect adversely the amenity of local residents or the character of the locality'.

3.4 Environment Policy 35 states: 'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development'. - 3.5 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: '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 previous planning applications are not considered to be specifically material in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 13 July 2018. ASSESSMENT - 6.1 Although there is a loss if the original timber windows, the proposed windows will have the same method of opening as the originals, as per Planning Circular 1/98. The proposal includes face applied window bars to match the existing; however these are only on the rear elevation of the property and are not readily visible from the main highway. CONCLUSION - 7.1 The proposed works as amended would preserve the appearance of the dwelling and Conservation Area, and it is therefore concluded that the application meets General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan, and Planning Circular 1/98, and therefore the application should be approved subject to conditions. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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.

Decision Made : Permitted Date : 20.09.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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