DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/00715/B Applicant: Mr Stephen And Mrs Fiona Harcourt Proposal: Installation of replacement windows and door to front elevation Site Address: Cranford 116 Woodbourne Road Douglas Isle Of Man IM2 3BA Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.07.2021 _________________________________________________________________

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 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 and Environment Policy 35 of the Strategic Plan, Planning Circular 1/98 and Planning Policy Statement 1/01.

Plans/Drawings/Information;

This approval relates to the submitted documents, location plan, window design, photo and illustration of proposed door date-stamped as having been received on 11th June 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The site is the curtilage of 116 Woodbourne Road, Douglas, a two-storey mid-terrace dwelling located on the east of Woodbourne Road, close to its junction with York Road.

2.0 THE PROPOSAL - 2.1 The proposal is for the installation of replacement like for like uPVC sliding sash windows to all front elevation windows and the replacement of the front door.

3.0 PLANNING HISTORY - 3.1 Installation of a replacement window was APPROVED under PA 19/01126/B. The window replaced was the first floor window on the rear elevation. - 3.2 Installation of roof light to front elevation and window alteration and dormer with Juliet balconies to rear elevation was APPROVED under PA 13/00607/B.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site also lies within the Woodbourne Road Conservation Area. - 4.2 The following Strategic Plan policies are considered relevant: General Policy 2 and Environment Policy 35. - 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality; (n) is designed having due regard to best practice in reducing energy consumption."

4.4 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."

4.6 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "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 Planning Circular 1/98: The Alteration and Replacement of Windows Set states: Category b) Buildings in a Conservation Area "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."

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection to this application (02/07/2021). - 5.2 DoI Highway Services states there is no highway interest in this application. (01/07/2021).

6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this application is whether the replacement windows 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 While the Planning Circular 1/98 states replacement windows should be a replica of the original windows in design as much as possible, the focus can be summarized into three points:

• windows visible from a public highway have higher priorities than other windows; O opening method of a window is more important than other design features; O patterns and frame are less important if not visible;

6.3 The replacement with uPVC although not idea, is acceptable, considering all sliding sash features are kept. - 6.4 The replacement of the front door will have a neutral impact on the character and appearance of the conservation area and is therefore acceptable.

7.0 CONCLUSION - 7.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01, and Policy 1/98. It is considered acceptable and is recommended for 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status.

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: 29.07.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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