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17/00724/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00724/B Applicant : Mr Christopher Staples Proposal : Installation of a replacement front door Site Address : 26 Albany Road Douglas Isle Of Man IM2 3NG
Case Officer : Miss Lucy Kinrade Photo Taken : 23.08.2017 Site Visit : 23.08.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.10.2017 __
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 drawing numbers 0107, 0107A, 0107B, 0107C and 0107D all date stamped and received 10/07/2017, and eight supporting photographs showing previous projects carried out by the agent all date stamped and received 02/10/2017.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
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1.0 THE SITE
1.1 The application site relates to the residential curtilage of 26 Albany Road, Douglas, an existing two storey semi-detached property located on the north western side of Albany Road between the junctions with Selborne Drive and Colden Road.
1.2 The existing red brick dwelling is symmetrical balanced with its adjoining red brick neighbour 28 Albany Road. Each property having a small projecting bay window gable on the outer side and their front entrance doors, access path and small access timber gates located on the inner side.
1.3 Along the front, each property is bound by a small matching red brick wall.
1.4 The front door of the application site is a solid 4 panel timber door set within a detailed timber frame. Either side of the door is a lower solid panel timber base above which sits an opaque glazed upper section. Overhead, the timber door and side lights are topped with a clear glazed top light with slim timber glazing bars running in line with the sections below.
1.5 The adjacent front door of the neighbouring property is symmetrically balanced and proportionately matching with the framing sections of the timber front door of the application site. The only differences being the panelling detail of the actual door and the depth of the timber border inlay of the side light windows.
1.6 The site sits within the Douglas (Selborne Drive) Conservation Area.
2.0 THE PROPOSAL
2.1 Proposed is the removal of the entire front door and timber frame and its replacement with a new composite door and UPVC framing to match the sections and side lights of the existing door.
3.0 PLANNING HISTORY
3.1 There have been no previous applications on this site that are considered materially relevant in the assessment of this case.
4.0 DEVELOPMENT PLAN POLICIES
4.1 In terms of local plan policy, the application site is within an area zoned as 'Predominantly Residential' under the Douglas Local Plan 1998 Map No. 2 and as previously mentioned; the site is within the Selborne Drive Conservation Area.
4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains two polices which are considered materially relevant to 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:
(n) is designed having due regard to best practice in reducing energy consumption."
4.4 Environmental Policy 35 states:
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"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 Douglas Borough Council had no objection (31/07/2017)
6.0 ASSESSMENT
6.1 The application seeks to remove the existing timber door and timber side lights and top light framing system and its replacement with a new composite door and UPVC framing system to match the panel and glazing pattern of the existing. The fundamental issues to consider in the assessment of this planning application are whether or not the character of the Conservation Area is preserved or enhanced in line with EP 35.
6.2 The Selborne Drive Conservation Area was adopted in 2003. The area contains a wide variety of house designs containing influences from Georgian, Regency, Victorian, Edwardian, and Arts and Crafts Periods. It was considered that this recognisable and unique mix positively contributed to the vibrancy and vitality of the Islands capital and its built fabric. The supporting Character Appraisal for the Selborne Conservation Area makes specific reference a number of properties that are of a specific historic or architectural interest, these include registered building Ard Beg, Arts and Crafts building Brunswick Cottage and the collective terrace of Malvern Road to name but a few.
6.3 The predominantly residential area contains various adaptations, influences and interpretations of the Arts and Crafts style. Exploring the area, there is a varying array of properties with a dominance of red brick construction especially around the Brunswick Road area. While no specific reference is made to application site within the character appraisal, its overall design and appearance contributes and forms part of the character of the entire Selborne Conservation Area.
6.4 The existing property and its adjoining neighbour have, over time, lost the original windows. The loss of which detracts from the historic appearance and beauty of the two properties. Within Conservation Areas original elements are sought to be retained. Where repair is not practicable, replacements must match the existing as close as possible and be considered to preserve the overall character and appearance.
6.5 The timber front door and the timber frame side and top lights of the application site pair symmetrically with the proportions and appearance of the adjoining neighbours timber framed front door.
6.6 Both front entrances feature a deep timber framing system with solid and glazed panes which creates a detailed and shadowed appearance to the entrance and shows influenced from the Arts and Crafts period. Within the framing sits a solid timber door.
6.7 Generally there is an acceptability of modern materials when installing new windows or doors in Conservation Areas, so long as these preserve or enhance the character of the area and that the glazing bars and opening methods remain the same as the existing. The matching and detailing of the door can be reasonable achieved with modern composite equivalents. However the detailing of the historic timber framing, in terms of its thin but deep profile is something which is much more difficult to replicate in modern day materials.
6.8 These concerns were raised to the agent and additional information was requested in order to understand the capabilities of the proposed UPVC system. The agent submitted two
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example materials for the proposed framing system and supported these with before and after images of doors, windows and entrances which he had already completed (both inside and outside of Conservation Area's).
6.9 In the case of the application now, while the existing door matches the detail and pattern of the frame of the adjoining neighbour, there are slight differences in their panel finishes and door detailing that exist. The properties are not registered buildings. The proposal here to replace the existing door and framing system with new like for like replacements in a UPVC and composite material is considered within the bounds of acceptability to preserve the character of the Conservation Area.
7.0 CONCLUSION
7.1 Environment Policy 35 of the Isle of Man Strategic Plan 2016 indicates that development within Conservation Areas will only be permitted if it 'preserves' or 'enhances' the character or appearance of the area, and to ensure that the special features contributing to the character and quality are protected against inappropriate development.
7.2 The application has been difficult to assess. The red brick construction of the property provides the first and foremost contribution to the Conservation Area with the windows and doors feeding in. Based on the additional information and photographs submitted by the agent, it has been considered that the proposal here will ensure the detailing and framing of the existing front entrance is sufficiently replicated to a suitable level to ensure the preservation of the character of the area in line with EP 35.
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 Planning Committee 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 in Article 6(4) who should be given Interested Person Status. __
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 : Permitted
Date: 03.10.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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