DEC Officer Report

Application No.: 19/00188/B Applicant: Miss Janette Williford Proposal: Installation of replacement windows to front elevation Site Address: 2nd Floor Flat Westville 95 Woodbourne Road Douglas Isle Of Man IM2 3AW Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.05.2019 _________________________________________________________________

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.

• C 2. The development, hereby approved, relates to the Page Ref 5 - Everest uPVC Sliding Sash Window Details, Page Ref 6 -Window Plan, Page Ref 7 - Vertical Section and Page Ref 8 Horizontal Section, date-stamped as having been received 21 February 2019, only. The windows frames on the front (east) elevation, hereby approved, shall match the existing windows in terms of the method of opening and the design of the glazing, including proportions, and the colour.

Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This planning permission/decision relates to the following plans and documents: -

• Page Ref 1 - Site Location Plan
• Page Ref 2 - Photograph - Front elevation
• Page Ref 3 - Photograph - Right-hand Bay
• Page Ref 4 - Photograph - Left-hand and Central Bay
• Page Ref 5 - Everest uPVC Sliding Sash Window Details
• Page Ref 6 -Window Plan

• Page Ref 7 - Vertical Section
• Page Ref 8 -Horizontal Section Date-stamped as having been received 21 February 2019 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the curtilage of 95 Woodbourne Road, Douglas. The building is divided into flats and this application relates to the 2nd floor flat. - 1.2 The application site is situated on the north western side of Woodbourne Road and is one of several large detached Victorian villas along this stretch of the highway.

2.0 PROPOSAL - 2.1 This application seeks approval for the installation of 11 replacement windows. This would involve the replacement of all of the front windows on the first floor and one on the second floor in the front facing gable. The existing windows are timber and the proposed windows would be uPVC sliding sash.

3.0 PLANNING POLICY Local Area Plan - Douglas Local Plan 1998 Site Designation - 'Predominantly Residential' The following policies are particularly relevant to this proposal:Isle of Man Strategic Plan 2016

• o General Policy 2 (GP2) - Development within land-use zones;
• o Environment Policy 35 (EP35) - Development within Conservation Areas; Planning Circular 1/98 ('The Alteration and Replacement of Windows')
• o Part 6, Category b - 'Buildings in Conservation Areas reads'

4.0 PLANNING HISTORY 12/01276/B - Installation of replacement dormer window - APPROVED - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Douglas Borough Council

• o No Objection (dated 18 March 2019) Department of Infrastructure (DOI) Highways Division
• o NHI - No highways interest (dated 08 March 2019) Neighbours' views
• o No comments received.

6.0 ASSESSMENT Character and appearance

6.1 The key issue to be assessed in the determination of this application is whether the proposed development would preserve or enhance the character and appearance of the Conservation Area. - 6.2 Planning circular 1/98 allows the replacement of windows with uPVC; however it states that those 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'.

The proposed windows would be similar to the existing windows in that they will be of the same proportion, will have the same sliding sash method of opening and similar window profiles. The proposal would therefore preserve the character of the Conservation Area and it will not unacceptably harm the characteristics of the existing building. In this respect, the proposal complies with GP2.

- 7.0 CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. - 8.0 INTERESTED PERSON STATUS

8.1 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. 8.2 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.

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 : 20.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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