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Application No.: 23/00214/B Applicant: Mr Stephen & Mrs Fiona Harcourt Proposal: Installation of replacement window to front elevation dormer Site Address: Cranford 116 Woodbourne Road Douglas Isle Of Man IM2 3BA Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.03.2023
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 preserved. The proposals also comply with the guidance within planning circular 1/98 as the opening method, pattern of glazing bars and frame sections of the window is proposed to match the existing window. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to the information submitted on 10.2.2023. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is Cranford, 116 Woodbourne Road, an end terrace property within the Douglas (Woodbourne Road) Conservation Area.
2.0 THE PROPOSAL - 2.1 The application proposes the replacement of a timber sliding sash window on the front elevation dormer at second floor level with a UPVC sliding sash unit.
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 (Woodbourne Road) Conservation Area. The site is not in an area at risk of flooding, although the street outside is at medium risk of surface water 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.
Proposal: Provision of advertising signboard, Cranford Nursery School, 116 Woodbourne Road, Douglas. Reference Number: 96/00022/B Status: Permitted Proposal: Replacement rear uPVC windows, Cranford Nursery, 116, Woodbourne Road, Douglas. Reference Number: 03/01681/B Status: Refused Proposal: Installation of uPVC sliding sash windows to replace existing to front elevation
Reference Number: 13/00607/B Status: Permitted Proposal: Installation of roof light to front elevation and window alteration and dormer with Juliet balconies to rear elevation Reference Number: 19/01126/B Status: Permitted Proposal: Installation of a replacement window Reference Number: 21/00715/B Status: Permitted Proposal: Installation of replacement windows and door to front elevation Reference Number: 21/01065/B Status: Permitted Proposal: Installation of a replacement rear door
5.0 REPRESENTATIONS. - 5.1 Douglas Borough Council have stated that they have no objections to the application (3.3.2023). - 5.2 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (8.3.2023).
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 (Woodbourne Road) Conservation Area. - 6.2 The replacement window is proposed to match the style and opening method of the existing unit. As such, the guidance within Planning Circular 1/98 is being followed. Given that the opening method and style of the window is proposed to be replicated, it is considered that the special character of the conservation area and the character of the surrounding townscape are being preserved.
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 preserved. The proposals are also judged to comply with the guidance within planning circular 1/98 as the opening method, pattern of glazing bars and frame sections of the window is proposed to match the existing window. 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:
8.2 The decision maker must determine:
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: 24.03.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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