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Application No.: 21/00653/B Applicant: Miss Janice Kinley Proposal: Replacement of existing wooden fascias and soffits with uPVC equivalent and installation of replacement waterworks to front elevation Site Address: 1 Marlborough Terrace Douglas Isle Of Man IM2 3QJ Planning Officer: Mr Peiran Shen Recommended Decision: Permitted Date of Recommendation: 02.07.2021 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, Environment Policy 34, Environment Policy 35 of Strategic Plan, and Planning Policy Statement 1/01.
Plans/Drawings/Information;
This approval relates to the submitted documents, location plan, site plan, photo and proposed materials, date stamped as having been received on 28th May 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The application site is the residential curtilage of 1 Marlborough Terrace, Douglas, a two-storey end-of-terrace dwelling, located on the north of the junction of Alexander Drive and Primrose Avenue. The building has exposed rafters. There is a half-timbered gable. The fascia and half-timber gables are in black.
2.0 THE PROPOSAL - 2.1 The current planning application seeks full approval for the replacement of existing wooden fascia with uPVC fascia, replacement of the soffits under roof with uPVC. The colour would still be black.
3.0 PLANNING HISTORY - 3.1 There is no pervious application considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential in the Area Plan for the East. The application site is within the Selborne Drive Conservation Area. - 4.2 The Isle of Man Strategic Plan 2016 contains three policies that are considered specifically material 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 Environment Policy 34 expresses a preference for the use of traditional materials in the alteration, maintenance, or extension of pre-1920 buildings. - 4.5 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." - 4.6 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2 (Conservation Areas); it 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." - 4.7 Also in PPS 1/01, Policy CA/4 (Proposals for Preservation and Enhancement) states: "It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of
land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area."
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has not commented at the time of the report (02/07/2021). - 5.2 DOI Highway Services states there is no highway interest in this application (21/06/2021).
6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this application is whether the proposals would meet the test set out in Environment Policy 35 and other policies mentioned above in either preserving or enhancing the Conservation Area. - 6.2 The replacement will preserve the appearance of the half-timber structure. Although uPVC is not preferable, it is considered that the development will have a neutral impact on the character of the area and therefore acceptable.
7.0 CONCLUSION - 7.1 This proposal is considered to comply with General Policy 2, Environment Policy 34, Environment Policy 35 of Strategic Plan, CA/2 and CA/4 of Planning Policy Statement 1/01. Therefore, it is recommended for an approval.
8.0 INTEREST PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made: Permitted Date: 19.07.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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