29 June 2017 · Delegated
St. Aubyn, 14, Selborne Drive, Douglas, Isle Of Man, IM2 3ls
Permission was granted for the replacement of existing windows, a door, and double doors with white UPVC units at 14 Selborne Drive, Douglas, Isle of Man, a property within the Selborne Drive Conservation Area. The officer's assessment focused on two main issues: the impact on the character of the property itself, and whether the new windows would preserve or enhance the conservation area's appearance. The property is finished in white painted render and already features a mix of timber and white UPVC windows, which supported the acceptability of the proposed replacements. The site is well screened from the highway by hedging and trees, reducing the visual impact of the changes on the wider street scene. The application was approved on 29 June 2017 under delegated authority, with one condition attached.
The application was approved by the Department of Environment, Food and Agriculture on a delegated basis. The key planning questions were whether the replacement windows would affect the character of the property and whether they would preserve or enhance the appearance of the Selborne Drive Conservation Area. The proposal was found acceptable given the property's existing mix of timber and white UPVC windows and its significant screening from the highway by hedging and trees.
Isle of Man Strategic Plan 2016
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Isle of Man Strategic Plan 2016
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.
The Alteration and Replacement of Windows
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."
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Installation of replacement windows and doors
This application was refused as the replacement casement windows should be uPVC sliding sash style of windows with horns on the lower sash for this location.
Alterations, erection of an extension and widen existing driveway
Alterations, erection of extensions and widen existing driveway
Installation of replacement patio doors
Installation of UPVC windows to replace existing to front dormers
