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                                      23/01023/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/01023/B Applicant : Mr Chok Kong Fong Proposal : Installation of replacement front door Site Address : 13 Berkeley Street Douglas Isle Of Man IM2 3QB

Planning Officer: Mr Hamish Laird Photo Taken : 06.10.2023 Site Visit : 06.10.2023 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.10.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The replacement door, hereby approved, shall be installed within 6 months from the date of this planning permission.

Reason: To ensure that the existing unauthorised front door is removed and replaced with the approved front door within a reasonable time period in the interests of visual amenity in order to maintain the character and appearance of the Selborne Conservation Area.

This application has been recommended for approval for the following reason. The application has been considered against Section 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 29th August, 2023. __

Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE APPLICATION SITE

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                                      23/01023/B                                     Page  2  of  4

1.1 The application site is the residential curtilage of 13 Berkeley Street Douglas, a two storey mid terraced dwelling sited on the western side of Berkeley Street in Douglas. 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 generally painted timber, with three rectangular glazed panels in their upper section. Whilst one of the front doors on the terrace (no. 7) has been replaced with composite uPVC doors in a non-traditional style, this is the only property not to retain the traditional style. 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 light brown coloured uPVC front entrance door, to a black uPVC door of a solid design to waist height with two vertical obscure glazed (pattern free) panels in the upper half of the door.

3.0 PLANNING HISTORY

3.1 There are previous planning applications relating to the property: 96/01023/B - Installation of uPVC windows, 13, Berkeley Street, Douglas - Permitted - 12.11.1996. 99/00408/B - Re-slating of roof, installation of replacement roof-lights and removal of rear outlet chimney stack, 13 Berkeley Street, Douglas- 21/7/99. 20/01275/B - Installation of a replacement front door (retrospective) - Refused - 22/12/2020. 21/00076/B - Installation of a replacement front door - Refused - 12/4/2021.

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; 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. 15.09.2023.

5.2 DOI Highways - no highways implications. 08.09.2023.

5.3 No third party representations had been received by the Report Drafting stage.

6.0 ASSESSMENT

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                                      23/01023/B                                     Page  3  of  4

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 light brown uPVC door with a vertical obscure glazed strip running for the height of the door with a black uPVC door of a solid design to waist height with two vertical obscure glazed (pattern free) panels in the upper half of the door 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 as is currently the case with this property and the unauthorised door presently fitted. With this application the door is to the front of the property and is visible from the street. Following a discussion with the Conservation Officer it is considered that the new door was an improvement on the unauthorised previously fitted door.

6.3 The proposed door as such is not considered to specifically contribute to the overall character of the conservation area and while it would not enhance the overall area, it is considered that the replacement door and 2-vetrical obscure glazed (pattern free) door 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 Selbourne Road 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.

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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. __

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

Customer note

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