Officer Report

Application No.: 16/00712/B Applicant: Callin Developments Limited Proposal: Replacement of front door Site Address: 9 Drury Terrace Douglas Isle Of Man IM2 3HY Case Officer : Mr Chris Balmer Photo Taken: 13.07.2016 Site Visit: 13.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is No. 9, Drury Terrace, Douglas. The site is located on the upper corner of a terrace of traditional period two storey Victorian dwellings on Ballaquayle Road adjacent to Waverley Road/Terrace. Occupying the corner plot, number 9 is a dominant element to the terrace as it extends into Waverley Road.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the replacement of the front door with an uPVC mahogany colour door. The upper part of the door would be partially glazed with a central arched heading window with a decorative pattern, while the lower part would be finished in uPVC panels.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications, the following of which are considered relevant to the assessment of this planning application given the nature of development: - 3.2 PA 15/00525/B Installation of replacement windows to front and side elevations was approved. - 3.3 PA 14/00788/B Removal of chimney stacks was refused for the following reason:

"The existing chimney stacks to this property and the terrace as a whole form an important element to the character of this well maintained and prominent terrace which has thus far retained the majority of its original period details. Features such as chimney stacks play an important role in contributing to a building's architectural appeal and the loss of such prominent features along the building's roof-scape would only serve to detract from that appeal contrary to Environment Policy 35 and parts (b), (c) and (g) of General Policy 2 of the Isle of Man Strategic Plan 2007."

3.4 PA 14/00785/B (Installation of replacement windows to front and side elevations) was refused for the following reason, which was issued following an appeal against the Department's original issued refusal:

"The proposal is contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007, Policy CA2 of Planning Policy Statement 1/01 and Window Policy 1/98(b) in that the proposed windows would, if installed, ruin the balanced appearance of the street frontage to the building which would neither preserve nor enhance the character or appearance of the Conservation Area."

The windows proposed under that application were casement in style but similarly of woodgrain effect.

3.5 PA 98/00235/B (Installation of replacement windows to rear elevation) was approved.

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as 'predominately residential use' identified on the Douglas Local Plan 1998. The site lies within the Ballaquayle Road Conservation Area as designated in August 2003. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polies that are considered specifically material 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 Environmental 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 CONSULTATIONS - 5.1 DOI Highway Services have no objection (on 28.07.2016). - 5.2 Douglas Borough Council raise no objection (01.08.16).

6.0 ASSESSMENT - 6.1 Drury Terrace is a highly prominent row of mid-Victorian, three-storey properties (Nrs 8 & 9 having a fourth storey at basement level) that are notable for the retention of period features, notably their mixture of square-headed and bow-headed timber sliding sash windows and decorative glazed and wooden patterned timber front doors, which include sidelights to either side of the door and glazed windows above the door and sidelights. In only two instance, at Nrs 6 & 7 Drury Terrace has the original doors and sidelights been disrupted by the fitting of inappropriate doors and surrounds (no planning history), that have not sufficiently replicated the originals.

6.2 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.3 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.4 It is also important to note that six out of nine properties along Drury Terrace have retained their original front doors, which have significant benefits to the character and appearance of the existing properties, the terrace as a whole and the Conservation Area. The proposal would not be in keeping with the existing front door in any way and its appearance and design would significantly affect the character or appearance of the property, terrace and Conservation Area. Accordingly, the proposal would not preserve nor enhance the Conservation Area and therefore be contrary to Environmental Policy 35 and General Policy 2 of the IOM Strategic Plan.

7.0 RECOMMENDATION - 7.1 For the reasons given, the proposals is considered to contravene with the relevant polices of the Strategic Plan and therefore recommended for a refusal.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Refused

Date of Recommendation: 01.08.2016

R 1. The proposed door does not match the existing door style of that currently in place or the original doors found within the majority of neighbouring properties which form Drury Terrace. Accordingly, given the inappropriate design, style and appearance of the proposed replacement door the

proposal would neither preserve nor enhance the character or appearance of the Conservation Area, Drury Terrace nor to the individual property and therefore be contrary to Environment Policy 35 and General Policy 2 of the Isle of Man Strategic.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Refused Date: 04.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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