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18/00158/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00158/B Applicant : Mr Richard Hartnoll Proposal : Installation of a replacement front door Site Address : Vallaveg 11 Lime Street Port St. Mary Isle of Man IM9 5ED
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 09.07.2019 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The inappropriate design and lack of detail of the door coupled with the UPVC material finish fails to preserve or enhance the character and appearance of the existing building or the wider historic character of the streetscene which is designated as a proposed conservation area and thus fails General Policy 2 (b), (c) and (g) and Environment Policies 34 and 35 of the IOM Strategic Plan 2016.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
THE SITE 1.1 The application site is the curtilage of Number 11, Lime Street, Port St Mary an existing two storey terraced property located on the eastern side of the road. The existing property is a Manx cottage with a front elevation directly joining the main highway; this façade is finished in painted render and has an existing timber front door located centrally to the ground floor.
1.2 The existing door is part timber and part glazed. At the base the door is solid timber with a detailed two panel design. Above the door is glazed and finished with a glazing bar pattern creating 6 glazed sections.
1.3 The site is located within the proposed Port St Mary Conservation Area.
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18/00158/B Page 2 of 3
THE PROPOSAL 2.1 The current application proposes the replacement of the existing timber door only with a white UPVC door with a solid UPVC base and a glazed panel above. No glazing bar pattern is proposed and no detail is proposed to the base.
2.2 An email was sent to the agent to discuss the concerns of the proposal, no response was received. A further letter was posted to the agent on 06/06/2019 to which there was also no response. The application is therefore to continue to be assessed on the basis of the above proposal and original submitted information.
PLANNING HISTORY 3.1 The site has been subject to two previous planning applications, although neither are considered materially relevant in the case of this particular application.
PLANNING POLICY 4.1 The application site is located within an area of 'Residential' as identified on the Area Plan for the South 2013, and also within the Proposed Conservation Area. Given the nature of the proposal the most relevant policy of the IOM Strategic Plan 2016 to consider the general standards towards General Policy 2 (b), (c) and (g) and Environment Policy 35 which states that any development work within a Conservation Area must seek to 'preserve' or 'enhance' the character and appearance of that area. EP 34 states a preference for the use of traditional materials in the alteration, maintenance or extension of pre-1920 buildings.
REPRESENTATIONS 5.1 Port St Mary Commissions have no objection to the application (20/03/2018).
5.2 The DOI Highway Services have indicated no highways interest in the application (15/03/2018).
ASSESSMENT 6.1 The application seeks approval for the removal of the existing timber door on the front elevation and its replacement with new white UPVC door with a solid UPVC base and glazing above.
6.2 Throughout the proposed Conservation Area, there are properties where alterations, particularly to windows and entrance doors, have a negative effect on the area as a whole. This includes replacement of original timber windows and doors with incorrectly proportioned uPVC replacements.
6.3 The Strategic Plan states that any development within a Conservation Area must either preserve or enhance the character of that area. Lime Street is lined with traditional terraced dwellings a mix of two and three stories and single storey cottages. The front facades along here contain an array of both stone and render finishes with a mix of timber and UPVC front doors.
6.4 The façade of Number 11 has its window and doors arrangement in a typical Manx cottage design although the vertical arrangement between the ground and first floor is slightly askew. The existing windows on the front elevation are UPVC top opening casements which detract from the historic character of the existing building and the surrounding proposed conservation area.
6.5 The existing door is timber with a detailed glazing pattern above a detailed panel base. Although unlikely to be the true original door, the matter of the fact is that this door is timber and detailed to be sympathetic to the historic character of the area and significantly more appropriate to the style of the dwelling above and beyond what is proposed within this
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18/00158/B Page 3 of 3
application which is incorrectly proportioned and negatively impacts the character and apperance of the existing dwelling.
6.6 While there is a level of acceptability of UPVC or composite materials being used for replacement doors, the acceptability of this relies upon the modern material incorporating the detailed elements of the original door - panelling, beading or glazing bars: the incorrect proportion, material finish and lack of detail for the proposed door especially when compared with the existing timber door cumulatively fails to respect or preserve the character of the existing dwelling or wider historic area which is proposed as being a worthy of Conservation status.
CONCLUSION 7.1 For the above reasons the application is considered to fail GP 2 (b), (c) and (g) and EPs 34 and 35 of the IOM Strategic Plan 2016 and is recommended for refusal.
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused
Date: 10.07.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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