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Rheynn Chymmyltaght, Bee as Eirinys
Isle of Man Government
Marina Price Treasurer
Please reply to the signatory Our Ref: 18/01273/B
Tel: (01624) 685910 Fax: (01624) 686443 Email:
Mr. A. Johnstone, Planning Appeals Secretary, Cabinet Office, Government Offices, Buck's Road, Douglas, IM1 3PN.
Jennifer Chance MRTPI Director of Planning & Building Control
21st February 2019
Dear Mr Johnstone
PA No: 18/01273/B (AP19/0006) Proposal: Alterations to front and rear elevations of property Address: 18 Hutchinson Square, Douglas, IM2 4HS
Please find 6 copies of the appeal statement that sets out the position of the Department in respect of the above planning application. Also attached to each copy are:
Suggested conditions if the appeal is granted are included overleaf. I trust all of the required information is included.
Yours sincerely,
Nick Salt Planning Officer
Department of Environment, Food and Agriculture, Planning & Building Control, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950
The following are suggested conditions for approval should the Minister overturn the initial refusal:
"The front door and fan light unit proposed shall not be installed until the details of the design are submitted to and approved in writing by the Department.
Reason: In the interests of the character and appearance of the Conservation Area"
"The front railings proposed shall not be installed until the details of the design are submitted to and approved in writing by the Department.
Reason: In the interests of the character and appearance of the Conservation Area"
"The proposed patio entrance doors on the front elevation shall match the windows of the front elevation in respect of colour.
Reason: In the interests of the character and appearance of the Conservation Area"
Planning statement on behalf of the Department relative to:
Alterations to front and rear elevations of property 18 Hutchinson Square<br>Douglas<br>IM2 4HS PA Reference 18/01273/B Prepared on behalf of the Planning Authority by Planning Officer Mr Nick Salt
The information provided in the assessment within the initial planning officer's report provides the basis of information for the planning appeal and also forms the Appeal Statement. There is some additional information at the end of the report.
1.0 The fundamental issues to consider in the assessment of this planning application are;
(i) The impact of the works to the rear of the site;
(ii) the impact of the proposed front part of the development on the character of No.18, and whether the new front doors would preserve or enhance the character and appearance of the Ballaquayle Road Conservation Area. It is pertinent to consider this application against Environment Policy 35 in particular.
2.0 The Impact of the works to the rear of the site
2.1 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. The works proposed 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.
3.0 Impact of the works to the front of the site
3.1 The replacement of the front door with a traditional timber unit would be a welcome and acceptable alteration to the front of the dwelling. The retention of the traditional character and appearance of such dwellings in Conservation Areas is a priority, and the replacement proposed would go some way to ensuring this, and would comply with Environmental Policy 35 in that it would enhance the Conservation Area.
3.2 The lowering of the front areas to create patios would not be out of keeping with the character of the area. A number of nearby similar dwellings feature such front patios, and as these works would be below the level of the road, impact would be low. The front of these dwellings is formal in appearance, and these proposed works would be in keeping with that appearance. However, the replacement of the railings proposed does not provide adequate detail as to the style and type of the railings proposed. In a Conservation Area, the identical match of the railings, or a very close match is preferred as this would preserve the character of the area and of the site. The lack of information on the railings means that it cannot be confirmed that the style would match the existing and for this reason the railing replacements are unacceptable.
21 February 2019
18/01273/8
Page 2 of 4
3.3 The key issue to consider here is the replacement of two bay windows at the front ground floor level with patio doors to provide access to the proposed patio areas. The works would be noticeable from the street and would noticeably alter the front of the building. If the bay windows in question were to be replaced, they would be required to match the method of opening and glazing pattern of the original in order to preserve character and appearance. In this case, the apertures would be altered to accommodate a door and the small garden areas lowered. It is not considered likely that the patios to the front would be used enough to warrant the creation of two new doorways - resulting in three doors to the property on the front. With that in mind, it is considered that the creation of the doors would neither preserve nor enhance the character of the area and the appearance of the building. 3.4 Additionally, the creation of the two additional doorways could lead to a fragmentation of the dwelling and a further loss of character as a result.
4.1 Whilst some aspects of this planning application are acceptable, the creation of the additional front doors and replacement railings is not as outlined above. As a split decision cannot be issued, it is concluded on balance that the planning application would not comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for refusal.
"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."
"The proposed replacement of the railings on the front steps of the property is unacceptable for the following reasons: (a) There is a lack of information specifying the type and style of the railings to be installed. (b) it does not appear that the replacement railings would match the traidional cast iron pattern and style of the existing and would therefore be detrimental to the character and appearance of the area and the site.
The railing replacements would not comply with Environment Policy 35."
6.0 ADDRESSING THE REASONS FOR APPEAL 6.1 It is not considered that specific areas of the proposal have been included in the reason for appeal given. It is therefore not possible to address planning concerns raised at this time.
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