DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00680/B Applicant: Miss Charlotte Salt Proposal: Installation of replacement windows Site Address: 1 Switzerland Terrace Douglas Isle Of Man IM2 4NQ Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.07.2024

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 proposals are considered to preserve the Conservation Area and as such comply with Environmental Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following drawings:

• o Site Plan received 12.06.24
• o Site Plan 2 received 12.06.24
• o Drawing numbers APL B to M showing window detail and annotated elevations received 12.06.24 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 1 Switzerland Terrace, Douglas and relates to the installation of replacement windows in the front, rear and side at both ground and first floor levels of this end terraced dwelling which is a two storey property located on the north-western side of Switzerland Terrace. The front elevation of the property overlooks the rear elevation of properties on Douglas Promenade whilst the rear elevation overlooks a steep rock face. The property is within the Promenade Conservation Area.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the Installation of replacement windows with UPVC double glazed sliding-sash windows in the same style and with the same aperture shape as the existing windows. The windows proposed to be replaced are located at ground and first floor levels in the front, side and rear elevations. The submitted details show the replacement of 14 openings in total. The detailed positions of the windows to be replaced are annotated on photographs of the affected elevations, with their corresponding details and specifications listed in the submitted with the application.

3.0 PLANNING HISTORY - 3.1 There are previous no planning applications of relevance

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Douglas Local Plan 1998 and the area plan for the East. The application site is within the Promenade Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

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:

• (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 the amenity of local residents or the character of the locality;
• (e) is designed having due regard to best practice in reducing energy consumption."

Environmental 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."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection. 28/06/24. - 5.2 DOI Highways - no highways interest. 21/06/24. - 5.3 No third party representation had been received by the report drafting stage. (17/07/24).

6.0 ASSESSMENT - 6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a

• Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
• 6.2 With the appearance of many buildings strongly influenced by the detailing of their windows and doors; the replacement of the existing front windows with UPVC sliding sash windows, with external and internal finishes to match those of the existing windows. The submitted window details are generally considered to be acceptable within a Conservation Area. With this application the windows to be replaced are on the front, side and rear elevations of the property opposing the Promenade.
• 6.3 The new windows are considered to be of sufficient quality and appearance to contribute to the overall character of the dwelling. It is considered that they would contribute to the preservation of the character and appearance of the Conservation Area through good building maintenance.
• 6.4 In conclusion, it is considered that the proposal is acceptable in that it would not detract from the existing appearance and character of the dwelling house in this location; nor would it unduly harm the character and appearance of the Promenade Conservation Area. As such, the proposed replacement openings are considered to be acceptable and would not conflict with the requirements of Environment Policy 35 in the Isle of Man Strategic Plan 2016.

7.0 RECOMMENDATION - 7.1 On the basis of the above it is recommended that the planning application be permitted.

8.0 PARTY STATUS 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 31.07.2024 Determining officer Signed : J SINGLETON Jason Singleton 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.