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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01319/B Applicant : Julie Smyth Proposal : Replacement of existing front door with window Site Address : Milntown Gatehouse Gardeners Lane Ramsey Isle Of Man IM8 2TF

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.01.2020 __

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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings all received 22nd November 2019.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Milntown Gatehouse, Gardeners Lane, Ramsey which is a single storey detached dwelling located on the western side of Gardeners Lane and north of the MEA compound.

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2.0 THE PROPOSAL 2.1 The planning application seeks approval for the replacement of existing front door with a window to match existing windows in terms of design and finish.

3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan. The site is not within a Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.4 RESIDENTIAL DESIGN GUIDE JULY 2019 "WINDOWS AND DOORS 5.2.1 The majority of traditional properties (i.e. Manx farmhouses & Victoria terraces etc.) on the Isle of Man have vertically proportioned windows. A general exception to this is more modern properties (i.e. 1960/70s) which have more horizontally proportioned windows (i.e. picture windows).

5.2.2 The proportions and style of proposed windows should be identified and included within the design process. For new dwellings, windows should be sympathetic to those in neighbouring properties. For extensions, windows should be sympathetic to, and reflect the style of openings in, the original part of the building.

5.2.3 In either case this can be achieved by: o reflecting the same ratio between solid wall and window. o Reflecting the existing proportions (the correct proportions can be established

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by completing a scale drawing of the original opening, establishing the angle of a diagonal across the window and applying this angle when designing windows of differing sizes) o positioning windows to match the original symmetry and pattern of the existing building; and o where existing windows are set back, new windows should also be set back to the same depth as the existing ones.

5.2.4 The introduction of large windows can maximise natural light, but need to be designed and positioned to sit comfortably with neighbouring buildings/the existing part of the building. Larger sections of glazing are more likely to be supported where they are part of a well- designed contemporary scheme

5.2.5 The front door with its surround, canopy or porch is often one of the most prominent features of a dwelling, especially for older dwellings in Conservation Areas and Registered Buildings. The size, ornateness, style and design of a door and doorway should reflect the architecture of the building in which it sits.

5.2.6 The style and material of new doors should generally match those on the existing building, particularly if the property is of a traditional character and the door is an original.

5.2.7 Where doors or windows are not the originals or are of an inappropriate style, any new doors or windows should generally match the original door style, design and size. This can generally be ascertained by neighbouring properties that may still have their original doors in place. Furthermore, applicants are encouraged to reinstall windows and/or doors that reflect the original style/design. Where the original door surround detail exists, this should be retained where possible."

5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (09.12.19).

5.2 Ramsey Commissioners have no objection (23.12.2019).

6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene.

Potential visual impact upon the street scene 6.2 The proposed front alteration in terms its design and finishes are appropriate and in keeping with the main dwelling house and would be an acceptable form of development. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guidance. 7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and The Residential Design Guide as such the planning application is recommended for approval.

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:

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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 : 28.01.2020

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.