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20/00504/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00504/B Applicant : Mrs Wendy Heath Proposal : Installation of replacement handrail and electrical meter box Site Address : 19 Hutchinson Square Douglas Isle Of Man IM2 4HS
Head of Development Management: Mr S Butler Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.07.2020 __
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 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. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically as it would have a neutral impact the Conservation Area and as such the planning application is recommended for approval.
Plans/Drawings/Information;
This decision relates to the application form and plans date stamped as having been received 18.05.20 and e-mail from Kyle Jones received 30.06.20 clarifying the scope of the application
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Interested Person Status - Additional Persons
It is recommended that the Isle of Man Victorian Society should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2)):
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20/00504/B Page 2 of 4
as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of 19 Hutchinson Square, Douglas a three and half storey traditional building which forms part of a terrace of similar buildings all located to the north western side of Hutchinson Square.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the installation of a new electrical meter box, the replacement of an existing handrail and the adding of wording to the replacement window above the door.
2.2 Originally this was a Minor Change application to 19/01318/B. However, the applicant was advised that the parent approval was for, "Installation of replacement front door and creation of new windows", and other than the wording on the fanlight, they did not seem to be applying to amend the planning approval, but to seek approval for additional/unrelated work (given the scale/nature of the original application). In other words, the installation of a meter box and handrail would appear to be unrelated to what you have got planning approval for. A Minor Change application can only amend an existing approval. Assuming the view is taken that these are development, it was suggested that they need to be a separate stand-alone planning approval. The applicant asked for the application to be so amended, and it has been advertised accordingly. Finally, 'the entrance steps to have new tiles to match new front door' means what ?"
2.3 It is considered that the additional wording in the window to be replaced under 19/01318/B would be de minimus, the other elements are considered below.
3.0 PLANNING HISTORY 3.1 19/01318/B Installation of replacement front door and creation of new windows - Permitted (24.01.2020).
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 Douglas Local Plan. The site is within a Conservation Area.
4.2 In terms of Strategic Plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application:
4.3 General Policy 2 states (in part) that: "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; (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..."
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20/00504/B Page 3 of 4
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."
5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (09.07.2020).
5.2 Douglas Borough Council have no objections (09.07.20)
5.3 The Isle of Man Victorian Society (08.07.20) state, "This property falls within the Ballaquayle Conservation Area. Any alterations should therefore enhance the property or area. We note this application is 'de nouveau' and advertised as a 'B' application. We have no problem with the electric meter box - a necessary evil. With regard to the handrail. The plan and elevation show a rail set central over the dwarf walls either side of the flight of stairs. The photographic illustration, however, shows a free standing rail set above metal balustrades. Clarification should be sought as to exactly what is proposed together with details of what other properties in the area have. We have no problem with the name of the property being applied to the fanlight, a typical Victorian practice. We do have a problem with the following : On the elevational drawing it clearly states the existing door and sidelight is to be replaced with a new version in uPVC. However this is not included in the description of the proposed works on the planning list. To 'enhance' the property and the area ,the 1960s/70's ill -proportioned 2XGG door and sidelight should not be slavishly replicated. The door should be set central between two narrow sidelights. All three solid in the lower half and glazed on the top half. An illustration of a Hutchinson Square Door followed by separate e-mail as an exemplar.
5.4 They further comment (08.07.20) that, "Please find attached photographs of Hutchinson Square properties as originally built. One in particular (Wolverhampton House) shows the central door and sidelights that should be rather than the standard entrance to a 1970's bungalow as shown in this application.."
5.5 The comments in relation to works approved under 19/01318/B (windows/door/tiles) are noted but are not relevant to the current proposal.
6.0 ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and Conservation Area
6.2 The meter box has been located in an area which will minimse impact and other properties in the area have similar (arguably more instrusive in some cases). On balance this is judged to have a neutral impact on the streetscene and Conservation Area.
6.3 The replacement handrail is clearly shown to be sited centrally within the wall, with the photograph being illustrative of the style/material/colour. These details are considered to acceptable and not have a significantly different effect to the current ones.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically as it would have a neutral impact the Conservation Area and as such the planning application is recommended for approval.
8.0 INTERESTED PERSON STATUS
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20/00504/B Page 4 of 4
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 __
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.
Decision Made : Permitted
Date: 29.07.2020
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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