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Application No.: 17/00301/B Applicant: Camelot Investments Proposal: Installation of replacement windows and doors Site Address: 14 Selborne Drive Douglas Isle of Man IM2 3LS Case Officer : Mr Jason Singleton Site Visit: 30.03.2017 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of 14 Selborne Drive, a part three and one storey Victorian detached dwelling sited on the eastern side of Selborne Drive on the corner junction to Tennis Road. The area is generally characterised by terraced, semi-detached and detached properties dating from the Victorian and Edwardian era. - 1.2 The ground floor of the dwelling is very well screened from the highway given the significant level of boundary treatment of hedging and trees. No. 14 Selborne Drive is finished in a white painted render with a mix of timber and white UPVC side and top opening windows throughout. The roof on each storey of the dwelling is a traditional Manx slate pitched roof. To the south east of the dwelling is an integrated garage facing out onto the existing driveway which can provide the parking provisions for more than two vehicles. - 1.3 The existing roadside boundary treatment of the dwelling comprises a hedge topped stone wall to the west (Selborne Drive) and northwest with a wooden fence top towards the rear garden. To the south east, bounding the property with 'Cherry Trees', is a rendered wall matching the external finish of the main dwelling which adjoins a traditional Manx stone wall completing the side boundary. The rear (east) boundary comprises fencing with hedging and large trees which bounds the dwelling to 'Laurel Dene' of Tennis Road. THE PROPOSAL
2.1 Proposed is the replacement of 12 sets of windows and a set of patio doors in total across both floors on all elevations. The proposals would see the existing windows and doors replaced with Upvc material casement frames and finished on Veka Grey anthracite on the exterior and white on the interior. The proposal would seek to replicate the exiting method of opening with a top hinged window. PLANNING HISTORY - 3.1 The application site has been the subject of three previous planning applications which are considered relevant in the determination of this application:
3.2 PA 16/00920/B - Alterations, erection of an extension and widen existing driveway was approved. - 3.3 PA 12/00288/B: Alterations, erection of extensions and widen existing driveway was approved.
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3.4 PA 11/00356/B: Installation of replacement patio doors was approved. - 3.5 PA 02/01181/B: Installation of UPVC windows to replace existing to front dormers was approved.
4.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Selborne Drive Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 4.3 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:
4.4 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." - 4.5 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas 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 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."
REPRESENTATIONS
5.1 Douglas Borough Council recommends the application be approved (received on 31.03.17). - 5.2 Highway Services comment the proposal will have no highway implications (received 13.04.17). ASSESMENT
6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of 14 Selborne Drive, and (ii) whether the windows preserve or enhance the character or appearance of the Selborne Drive Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98. - 6.2 The existing windows on the property are a mix of timber and Upvc, all varying in sizes and methods of opening. The existing timber windows are not sliding sash as one would expect for a
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property of this age and the as seen on the surrounding properties but is furnished with timber framed windows but with a heavier timber profile on their frame and side hinged to open outwards with a top hinged quarter light.
6.3 From the site visit to this section of the Selborne Drive Conservation Area is quite interesting in terms of its architectural approaches. The neighbouring houses and opposite are detached but the remaining streetscene is the majority semi-detached and two storeys but vary in architectural approach and use of materials. The context here is very different and there is a mix of window styles and designs on the front elevations of the properties along Selborne Drive and the use of Upvc framed windows is a common appearance. - 6.4 However, when looking on the planning database; since becoming Conservation Area in 2003, none of the properties in the immediate vicinity have received planning consent to alter their windows. It is assumed; the remaining of the terrace replaced their windows prior to the area becoming a designated Conservation Area in 2003 and before the strategic plan 2007 came into force. - 6.5 The proposed replacement windows, whilst of a different material and method of opening would add a uniformed appearance to the property and the grey colour would seek to match the colour of the roof tiles. The proposals are not strictly in accordance with the policy. Whilst consideration has to be given to the existing windows and the sizes of the window proportions, the policy dictates the replacements should "MUST HAVE THE SAME method of opening as the originals". - 6.6 Having spoken to the conservation officer, he is of the opinion, the current windows may not have been the originals on the upper floors, and traditionally they could have been sliding sash from looking at the proportions of the portrait windows. The ground floor windows are more likely to be original style with a slender window and a separate top light with Georgian bar inserts forming a pattern. In this instance it is felt the replacement windows should replicate those on the ground floor and on the first floor uPVC sliding sash style of windows with horns on the lower sash would be preferred for this location. This would be seen to enhance the property's appearance by being in keeping with the traditional type of window opening in its appearance as seen within the surrounding conservation area. - 6.7 In considering the above on balance, taking into consideration the existing windows and, the planning history of the streetscene, it is concluded the proposal is considered to have a detrimental impact on the property and does not seek to preserve or enhance the character of the streetscene and is recommended for refusal. RECOMMENDATION
7.1 Overall, it is concluded that the planning application is not in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for refusal. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
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Recommendation Recommended Decision: Refused
Date of Recommendation: 11.05.2017
R 1. The proposal fails to accord with the provisions of Planning Circular 1/98 - The Alteration and Replacement of Windows as it does not replicate what are thought to be the original style of glazing for this property. Furthermore, the proposed windows do not either preserve or enhance the character and appearance of the existing building and Conservation Area, as such the proposal fails to accord with the provisions of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 17.05.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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