Officer Report

Application No.: 15/00086/B Applicant: Miss Rhoda Corkish Proposal: Installation of two replacement windows to rear elevation Site Address: 29 Lancaster Road Douglas Isle Of Man IM2 5BB Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 29 Lancaster Road, Douglas which is located to the southern side of the highway. The property is a mid-terrace dwelling constructed of red brick. Lancaster Road is part of the Selborne Drive Conservation Area. - 1.2 The property has retained its original sliding sashes in the front elevation but has had top opening casements installed in the rear elevation.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of two replacement windows in the rear elevation. The windows would have a 50/50 split, and would be top opening uPVC framed casements.

3.0 PLANNING HISTORY - 3.1 The following previous applications are considered to be specifically material in the assessment of the current application:

PA 03/00405/B Installation of uPVC framed windows to rear elevation to replace existing approved PA 03/00405/PART Installation of uPVC framed windows to replace existing to the front elevation - refused PA 03/01482/B Installation of timber framed sliding sash windows to replace existing on front elevation - approved

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Predominantly Residential" and is also within the Selborne Drive Conservation Area identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.

Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".

Planning Circular 1/98 states: 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 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 originals, but not necessarily the original method of opening, whatever the material used in the construction."

5.0 CONSULTATIONS - 5.1 Douglas Borough Council indicate that they do not object to the application (18.02.15)

6.0 ASSESSMENT - 6.1 The key consideration in the assessment of the application is the impact upon the character and appearance of the Conservation Area. - 6.2 The existing windows in the rear elevation are uPVC framed casements, the proposal would be to replace the windows with similar. - 6.3 It is considered that the proposed windows would have a neutral impact upon the character and appearance of the property and the Conservation Area. - 6.4 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and
• (e) The local authority, Douglas Borough Council in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

24.02.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 the location plan, window details and photographs received 26th January 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date; 24.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………S CORLETT……….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management