Officer Report

Application No.: 18/00830/B Applicant: Miss Laura McMullin Proposal: Installation of replacement windows and door to front elevation Site Address: 27 Kensington Road Douglas Isle Of Man IM1 3EW Head of Development Management: Miss Jennifer Chance Site Visit: 10.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 19.12.2018 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R 1. The proposed windows, by reason of their design, which would not replicate the frame sections of the original windows as can be seen in other properties of the same style. The proposal would therefore have an adverse impact on the character and appearance of the conservation area and as such it would be contrary to Environment Policy 35 of the Isle of Man Strategic Plan and Circular 1.98.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is a terraced house within Woodbourne Road Conservation Area. The houses in the street are interwar and characterised by wide bay windows at the first and second floors. The houses all have a little front garden. Parking is on-street.

2.0 PROPOSAL - 2.1 It is proposed to replace non-original wooden frame aluminium windows and door with PVC replacements.

3.0 PLANNING POLICY - 3.1 Douglas Local Plan 1998: Site Designation - 'Predominantly Residential'

3.2 Isle of Man Strategic Plan 2016: General Policy 2; Environment Policy 35 (seeks to ensure that development preserves or enhances the character or appearance of the CA). - 3.3 1/98:The Alteration And Replacement Of Windows. Category b) Buildings In Conservation Areas - Policy 6 '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'. - 3.4 Woodbourne Road Conservation Area Character Appraisal

4.0 PLANNING HISTORY - 4.1 None

5.0 REPRESENTATIONS Douglas Corporation (18.9.18): No objection - 6.0 ASSESSMENT

6.1 Although the current windows are not original they still have the pattern of 6 smaller casement windows over 6 larger window lights. The proposed windows are full height save for the two outer windows. Therefore the central 4 panes would lose the glazing bar that divides the top and bottom casements. - 6.2 Although there is some variation in house type within the street, the street is characterised by the division of the front windows in this 6 over 6 fashion resulting in an identifiable rhythm. - 6.3 The loss of this would fail to preserve the character and appearance of the conservation area and as such would be contrary to the provisions of the development plan. - 6.4 The comments of the Registered Building's officer, on the file, recommend that the application be refused on this basis.

- 7.0 INTERESTED PERSON STATUS

7.1 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.

7.2 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.

In this case there are none. _____________________________________________________________________

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 : Refused Date : 21.12.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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