DEC Officer Report

Application No.: 19/01180/B Applicant: Mr Keiren Mildwaters Proposal: Creation of two doors at lower ground level under the existing front steps. Site Address: 18 Hutchinson Square Douglas Isle Of Man IM2 4HS Planning Officer: Mr Paul Visigah Photo Taken: 11.11.2019 Site Visit: 11.11.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.12.2019 _________________________________________________________________

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 Photographs, drawing numbers 18 1287/3, 18 1287/5, 18 1287/06, and 18 1287/07 date stamped and received 29 October 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is the residential curtilage of 18 Hutchinson Square, Douglas. It is an end terrace traditional yellow brick 4 storey dwelling within Ballaquayle Road Conservation Area. The front of the site features prominent steps leading to the front door which is located on the first floor, with sunken small garden areas to either side of the steps, bounding the public footpath.

1.2 The property features large bay window features the length of the dwelling on both sides of the uPVC front door, with uPVC windows throughout. There is a low boundary wall at the front of the property. Similarly designed houses are a feature of the street scene, although the prominent front steps are somewhat unique to the small terrace of which No.18 is part. THE PROPOSAL

2.1 The proposal seeks planning approval for the creation of two doors at lower ground level under the existing front steps. - 2.2 The proposed works would include:

• i. The installation of two uPVC double glazed door units to match existing windows under the existing steps at the lower ground floor level of the dwelling.
• ii. The removal of the lean-to store at the lower rear yard level and replacement with an oil tank store. PLANNING POLICY

3.1 In terms of local plan policy, the application site is within an area zoned as residential on the Douglas Local Plan of 1998. The site also lies within the Ballaquayle Road Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 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:

• (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;

3.4 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." PLANNING HISTORY

4.1 The application site has been the subject of the following planning applications which are considered relevant to the current:

• 4.1.1 05/92181/B - Conversion of lower floor level to form a self-contained apartment, 18 Hutchinson Square. Approved.
• 4.1.2 01/01395/B - Installation of uPVC windows to replace existing, 18 Hutchinson Square. Approved.
• 4.1.3 More recently (18/01273/B) a planning application for Alterations to front and rear elevations of property. (Refused) This decision was upheld at appeal. The reason for refusal given was:

"The creation of the two additional doorways in place of bay windows would neither preserve or enhance the character of Ballaquayle Road Conservation Area, the street scene of

Hutchinson Square or 18 Hutchinson Square itself. This aspect of the proposal would not comply with General Policy 2 or Environment Policy 35 of the Isle of Man Strategic Plan 2016."

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'no highways interest' in the letter dated 14 November 2019.

5.2 Douglas Borough Council has stated that there are no objections to the planning application in a letter dated 14 November 2019. ASSESSMENT - 6.1 The key issues to consider in the assessment of this planning application are;

• i. (ii) the impact of the proposed door installation on the character of No.18; whether the new doors under the existing steps at the lower ground floor would preserve or enhance the character and appearance of the Ballaquayle Road Conservation Area.
• ii. The impact of the works to the rear of the property.

6.2 Impact of the proposed side doors under the existing steps at the lower ground floor

• 6.2.1 The installation of the side doors under the existing steps on the front elevation of the property with uPVC double glazed door units to match existing windows under the existing steps would be a welcome and acceptable alteration to the front of the dwelling. This is hinged on the fact that uPVC windows already exist of those sections of the stairs, besides the fact that the doors will enable access to the patio areas from the other subdivided sections of the property; an issue which was considered to be acceptable in the inspectors report for PA 18/01273/B which reads: "I accept that there would be logic in the provision of doors to give direct access from parts of the subdivided house onto the proposed patios."
• 6.2.2 It is also noted that the neighbouring property on the terrace, No 20 Hutchinson Square has a similar door which enables access to the other sections of the property. No 1 Hutchinson Square also has a door under the steps, although its design is different. Moreover, the installed doors will not be particularly prominent within the street scene, seeing the patio level is subdued and the doors would be perpendicular to the street; making them less visible.
• 6.2.3 Considering developments have to enhance or preserve the character of the conservation area, the installation of the uPVC doors under the existing steps at the lower ground floor level on the front elevation of the dwelling would not be out of place within Hutchinson Square where a similar door already exists and as such the proposed would preserve the character of the Conservation Area, complying with Environmental Policy 35. 6.3 The Impact of the works to the rear of the property

• 6.2.1 With regard to the works to the rear of the building to remove the lean-to store at the lower rear yard level and replacement with an oil tank store, it is noted that the rear yard of the site is not readily visible from the public thoroughfare of Hutchinson Square or to vehicles travelling along the access lane to the side of the site. Additionally, the proposed works would have the effect of tidying up the rear of the site and would have no detrimental impact on either the appearance of the building or the area as a whole. As such, the rear works would be an acceptable development and would comply with GP 2 (b, c and g). CONCLUSION

7.1 As outlined above, the proposal is considered on balance to be acceptable in terms of Environment Policy 35 in that it would preserve the character and appearance of the Conservation Area, as well as General Policy 2. The application is therefore recommended for approval. 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; o 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

• o 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 09.12.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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