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23/00909/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00909/B Applicant : Mrs Kathryn Ann Riley Proposal : Replacement of front door and surrounding frame and windows Site Address : 10 Sartfell Road Douglas Isle Of Man IM2 3LZ
Planning Officer: Mr Hamish Laird Photo Taken : 06.09.2023 Site Visit : 06.09.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.10.2023 __
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. The application has been considered as complying with Sections 18(4) of the Town and Country Planning Act (1999), Policies GP 2b), c), d) and e); and Environment Policies 34 and 35 in the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the submitted plans, documents and photographs all received on 4th August, 2023. __
Interested Person Status - Additional Persons
None to assess.
Whilst one letter of representation has been received from SAVE Mann's Heritage, 49, Derby Square, Douglas, IM13LP - A Special Interest Group, they should not be given Interested Person Status as they are not considered to have interest in the subject matter of the application sufficient to take part in any subsequent proceedings as mentioned in Article 6(4).
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And because they do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018), in that they are based at an address located more than 20m from the site. __
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of 10 Sartfell Road, Douglas, a two storey, end terraced dwelling, with recessed element to its front elevation containing the existing front porch, is sited on the north-western side of the road opposite a grassed wooded area of land with its roadside boundaries marked by a mature hedgerow. The site lies within the Selborne Drive Conservation Area.
1.2 The windows in the properties are generally sliding sash, although some have been replaced with casement units. The window frame material varies from traditional painted timber to modern uPVC. The doors in the terrace are white uPVC, with glazed panels in their upper section. The traditional doors still in place make a positive contribution to the street scene and are in the arts and crafts style that the Conservation Area Character Appraisal notes as a feature of the area.
2.0 THE PROPOSAL
2.1 This current planning application seeks approval for the replacement of the existing uPVC front entrance door, surrounding frame and windows, to a Solidor Ludlow 2, front door in white to the outside with white frames around and satin obscure glazing to the two top-lights in the upper half of the door above waist height, and solid below. Clear glass is proposed to be applied to the porch surround into white uPVC frames as per the existing. No increaser in floor area or the external appearance of the door and porch other than that outlined in the application is proposed.
3.0 PLANNING HISTORY 3.1 There are previous planning applications relating to the property: 18/01058/CON - Registered Building consent for demolition of part of wall and creation of a vehicular access and driveway (in association with 18/01057/B) - Permitted - 26.3.2019. 18/01057/B - Demolition of part of wall and creation of a vehicular access and driveway (in association with 18/01058/CON) - 26.3.2019. 09/00924/B - Installation of a solar panel - Refused - 26/3/2019; and, Refused at Appeal 22.8.2019.
4.0 PLANNING POLICY 4.1 The site is within the Selborne Drive Conservation Area where Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.
4.2 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: (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;
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4.3 Environment Policy 34: In the maintenance, alteration or extension of pre-1920s buildings, the use of traditional materials will be preferred.
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection.23.09.2016.
5.2 DOI Highways - no highways implications. 28.09.2016.
5.3 One letter of representation has been received from SAVE Mann's Heritage, 49, Derby Square, Douglas, IM13LP - A Special Interest Group - objecting to the proposals o0n the following grounds:
"The property is within a Conservation Area but it gives us some difficulty. Although the application refers to a replacement front door etc. the property has had a uPVC porch added which contains what is in fact the front door to the property.
Thus the original front door and side lights are in fact an internal door for which there is no requirement to make a planning application to replace. There is however the possibility that in the future a subsequent owner may wish to remove the incongruous porch which is totally out of keeping with the design and style of the building and its surroundings. This would then return the position of the front door.
Given the fact that the uPVC door to the porch provides everything that property owners expect of a uPVC door in relation to draft proofing, thermal insulation, double glazing etc. then the question has to be asked, "What is wrong with the former front door?" Is it in need of repair? Could it be made more draught proof by the use a simple rebate and installation of brushes? Its replacement in uPVC will undoubtedly have an adverse effect on the property value and its desirability for resale.
We note that no pre application consultation with the Department has been made and we would strongly recommend that the applicant should consult with the Registered Buildings Officer as to the best way forward.
As a planning application has been made for the replacement of the front door, sidelights and fanlight then we object to same on the grounds of no convincing evidence has been submitted to warrant the replacement which would be detrimental to the ambiance of the property.
6.0 ASSESSMENT
6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
6.2 With the appearance of many buildings strongly influenced by the detailing of their windows and doors. The replacement of the existing white uPVC door with a Solidor Ludlow 2, front door in white to the outside with white frames around and satin obscure glazing to the two top-lights in the upper half of the door above waist height, and solid below, would generally be considered acceptable within the Conservation Area. uPVC doors in particular can appear unsympathetic as they do not have the same degree of texture and warmth as wood, or they can look completely out of keeping. With this application the door is to the front of the property, although it is set back from the main part of the front elevation owing to the design of the dwelling which is replicated elsewhere in this terrace of 4 units. Whilst it is visible from the street, its presence is understated. Following a discussion with the Conservation Officer it
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is considered that the new door, and changes to the porch frames, which are clearly past their best, would be acceptable.
6.3 The proposed door and porch frames as such, are not considered to specifically contribute to the overall character of the conservation area and while they would not enhance the overall area, they are effectively a direct replacement for what is already there already, and it is considered that the replacement door and new side frames would contribute to the preservation of the character and appearance of the Conservation Area through good building maintenance.
6.4 Therefore, it is considered that the proposal is acceptable in that it does not detract from the existing appearance and character of the dwellinghouse or Selborne Drive Conservation Area and does not conflict with the requirements of Environment Policy 35.
7.0 RECOMMENDATION 7.1 On the basis of the above it is recommended that the planning application be permitted.
8.0 PARTY STATUS INTERESTED 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 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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
The development shall be carried out strictly in accordance with the following approved plans and details:
Drawing No. 01 - Site Location Plan; Drawing No. 02 - Proposed Site Plan; Drawing No. 04 - Proposed Elevation and Floor Plan containing typical window and door details; Drawing No. 05 - Proposed Layout Drawing;
As date stamped received 19th September, 2023.
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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: 12.10.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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