Officer Report

Application No.: 16/00880/B Applicant: Mr Robert Dickinson Proposal: Replacement white pvc casement windows and door to front elevation Site Address: 1 Hilary Road Douglas Isle of Man IM2 3EG Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application forms the residential curtilage of 1 Hilary Road, Douglas, which is an end of row of two and a half storey terraced properties located on the northern side of Hilary Road in upper Douglas. - 2. THE PROPOSAL

2.1 The application seeks planning approval for replacement of existing PVC casement windows and door to the front elevation with PVC windows and doors to match. - 3.0 PLANNING HISTORY

3.1 There are only two previous applications on this property:

3.2 Alterations and erection of an extension to dwelling house - 09/02048/B - APPROVED - 3.3 Installation of uPVC French doors to replace rear window - 01/00760/B - APPROVED

- 4.0 PLANNING POLICY

4.1 The site is identified as 'Predominantly Residential' on the Douglas Local Plan.

4.2 As Hilary Road, Douglas is located within the Woodbourne Road Conservation Area and the application seeks replacement of the windows, the relevant planning policies from the Isle of Man Strategic Plan 2012 are Strategic Policy 4, General Policy 2, and Environment Policies 34, and 35. These should be read in conjunction with Policies CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) Buildings in Conservation Areas as set out within Windows Policy 1/98. - 4.3 Strategic Policy 4 states: 'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

4.4 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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 adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.5 Environment Policy 34 states: 'In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.' - 4.6 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." - 4.7 Policy CA/2 - Special Planning Considerations states:"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."

"Category b) BUILDINGS IN CONSERVATION AREAS

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 materials 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 originals, but not necessarily the original method of opening, whatever the material used in the construction.

Reasons for Policy: The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order, designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as

• a whole."

5.0 REPRESENTATIONS 5.1 Douglas Town Council has considered the application and 'have no objections hereto' (06.09.2016).

5.2 Highway Services comment that the application has no highway implications (18.08.2016). - 6.0 ASSESSMENT

6.1 The application seeks Planning approval for replacement of existing PVC casement windows and door to the front elevation with PVC windows and doors to match.

6.2 The key issue in the consideration of this application is whether the proposals "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." - 6.3 The existing windows and doors are PVC and were replaced prior to the designation of the Conservation Area. - 6.4 All of the windows and doors in this run of terrace have been replaced with either PVC or aluminium. The character of the terrace therefore is informed by that. The interest of the terrace lies as much in the architectural treatment, with the decorative window and door surrounds set against the dashed backing of the main body of the property, its bracketed eaves and the decorative dormers. In other, simpler detailed terraces elsewhere in the upper Douglas Conservation Areas, the emphasis on the correct detailing of the likes of windows and doors is heightened. - 6.5 In this instance, given the character of this part of the Conservation Area, the application is considered to preserve the character of the Conservation Area and is therefore acceptable.

6.9 In conclusion, this application seeks Planning approval for replacement of existing PVC casement windows and door to the front elevation with PVC windows and doors to match is thereby considered to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policies 34, and 35 and Policies CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category

b) Buildings in Conservation Areas as set out within Windows Policy 1/98 and is therefore acceptable.

7.0 RECOMMENDATION:

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. - 8.0 PARTY STATUS:

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o 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;

• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 13.10.2016 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.

This approval relates to drawing reference numbers 1, 2, 3, 4 & 5 all received 28th July 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 18.10.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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