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17/01077/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01077/B Applicant : June Frances Leonora Proposal : Replacement front door Site Address : 13 Hildesley Road Douglas Isle Of Man IM2 5AU
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.12.2017 __
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 location plan, photograph of the existing front door, a door specification sheet and an associated email from the applicant all date stamped and received 16/08/2017.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 13 Hildesley Road, Douglas, an existing two storey mid-terrace house situated within The Douglas (Selborne Drive) Area of Conservation 2003. The property sits on the northern side of the road, it has a distinctive red brick front elevation.
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17/01077/B Page 2 of 3
1.2 The existing property has a solid timber door with no detailing on the front elevation. This door is set in an existing timber frame with an existing glazed top light above. The existing timber is of poor form and condition.
THE PROPOSAL 2.1 The application seeks approval for the removal of the existing solid timber door and the installation of a new front door with a solid panel base and two glazing panels above finish in a yellow colour to match the existing.
PLANNING HISTORY 3.1 The site has been subject to two previous applications for the replacement of the existing windows. Both of these applications were granted approval although neither are considered relevant to the assessment of the current application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is also within The Douglas (Selborne Drive) Area of Conservation which was adopted and implemented in 2003. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
4.2 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:
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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 Environment Policy 35 states;
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
REPRESENTATIONS 5.1 Douglas Borough Council have stated that they have no objection to the current planning application (30/10/17)
ASSESSMENT 6.1 The application seeks approval for replacement of the front door, the fundamental issues to consider in the assessment of this planning application are the impact of the proposed development on the character and appearance of the existing dwelling, the impact of the proposal on the surrounding area and local environment and whether the proposal would 'preserve' or 'enhance' the Conservation Area in which the property stands.
6.2 The existing door is of poor form and condition and does not contribute to the overall character of the existing property or the wider Conservation Area. While the applicant has submitted a specification sheet of the proposed door it is unknown if this is to be timber or an upvc/composite equivalent.
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17/01077/B Page 3 of 3
6.3 The replacement of the door with a wooden alternative would be ideally sought especially given the designated Conservation Area however the installation of a composite or upvc equivalent in this case will significantly enhance the overall appearance of the front elevation of the property and the general appearance of the terrace. The overall character of the Conservation Area is to remain preserved. The proposal complies with EP35 of the IOM Strategic Plan 2016.
CONCLUSION 7.1 The proposed front door will provided an aesthetical enhancement above and beyond the visual appearance of the existing front door and is likely to provide a better thermal insulation quality to the dwelling. The 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: 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 : 19.12.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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