Officer Report

Application No.: 17/00463/B Applicant: Mrs Helen & Mr Oliver Helfrich Proposal: Installation of replacement windows and doors Site Address: Glion Beg 32 Cronkbourne Road Douglas Isle of Man IM2 3LB Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application is the residential curtilage of Glion Beg, 32 Cronkbourne Road, Douglas, a prominent two storey, semi-detached property located southern side of the junction to Thorny Road, Quarterbridge Road and Cronkbourne Road in Douglas. - 1.2 The dwelling is a handsome one with slated tower features on the corner gable atop angled two storey bays which look out over Quarterbridge Road and Thorny Road. The windows in the property are distinctive sliding sash which are not subdivided into the usual half and half proportions but have a top third element which, in the case of the first floor windows, have Georgian pane subdivisions and the wider windows have a vertical bar in the lower section. The ground floor windows are more modern casements with none of the detailing referred to above. - 1.3 The windows sit within apertures which are distinguished by contrasting coloured banding throughout the building which also appears around the door. There is also a quirky round window above the front door. THE PROPOSAL

2.1 The application seeks planning approval for the installation of replacement windows and doors. The windows will be a replication of the existing in opening style but framed in white thermo plastic. All of the existing windows are single glazed. Proposed are double glazed. - 2.2 The ground floor windows have interesting patterns in some of the upper lights. These are to be replicated. PLANNING HISTORY

3.1 The property has not been the subject of any previous applications. PLANNING POLICY - 4.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site also lies within the Selborne Drive Conservation Area, designated in 2003.

4.2 As Cronkbourne Road is located within the Selborne Drive Conservation Area and the application seeks approval replacement of the windows and the doors, 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 of 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:

• (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 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."

4.8 Category b) BUILDINGS IN CONSERVATION AREAS from Windows Policy 1/98 which states:

"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."

4.9 The Conservation Area Appraisal document does not refer to this property or even Cronkbourne Road specifically.

REPRESENTATIONS

5.1 Highway Services do not object (12.05.2017).

5.2 Douglas Borough Council does not object (05.05.2017). ASSESSMENT - 6.1 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."

6.2 As the site is located within the Selborne Road Conservation Area, it is necessary to consider whether these proposals either preserve or enhance the character of the Conservation Area. In the first instance, it is necessary to assess the character of the immediate Conservation Area.

6.3 This section of the Selborne Road Conservation Area is quite interesting. The application property is located at a significant junction on the bottom of Bray Hill with the Cronkbourne allotments/gardens to the immediate south. The architectural styles of the buildings about it are diverse and include two storey mid C20th housing to the south, the brick built, flat roofed former Bray Hill Stores building and the more Arts and Crafts 'Garden City Stores' opposite. - 6.4 This is a prominent building by virtue of its location and architectural treatment with its twin towers. The existing windows are painted timber, with a third over two thirds format, the top section of which is multi paned, whilst the bottom two thirds are either one pane, or split into two. The top lights of the turreted bays have a leaded light detail. - 6.5 Proposed is the replacement of these windows and doors in uPVC, with a replication of glazing bar layouts and the insertion of the leaded lights to replicate those already in place. The drawings infer accurate replication of the window styles and their details and are therefore acceptable. RECOMMENDATION:

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. INTERESTED PERSON 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: 07.06.2017 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 drawings 1712-01, 1712-02, 1712-03, 1712-04, 1712-05 and 1712-06 all received on 24th April 2017.

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 : Permitted Date : 12.07.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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