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24/00549/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00549/B Applicant : Mr Kevin & Mrs Christine Cringle Proposal : Installation of patio doors to replace rear window (retrospective) Site Address : The Briars 43 Hawarden Avenue Douglas Isle Of Man IM1 4BW
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.06.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The patio door preserves the character of the Conservation Area.
Plans/Drawings/Information;
This approval relates to the documents, cover letter, location plan, site plan, patio door specification and photos date stamped as having been received on 30th April 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the 43 Hawarden Avenue, Douglas, a detached house located south of the Hawarden Avenue, close to its junction with Westbourne Drive. It is a single-storey pitched- house with a flat roof garage and finished in pebbledash renders.
2.0 THE PROPOSAL
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2.1 This application seeks retrospective approval for the installation of a patio door in replacement of a window on the rear elevation.
3.0 PLANNING HISTORY 3.1 There is no pervious application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 The site is within the Woodbourne Road Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4 (a) o General Policy 2 (b) (c) (g) o Environment Policy 35
PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application. (17.05.2024).
6.2 DoI Highway Services states there is no highway interest in this application (10.05.2024).
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 The house is of modern appearance while the street has victoria terrace to the west of the house. The replacement window does not harm the character of the house. Given it is at
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the rear elevation and not visible by the general public, it also does not harm the Victorian character of the area. Therefore, the proposal is considered to pass the test.
Elements of Assessment 7.3 The key considerations in the determination of the application are its impact on the terrace itself and on the character and appearance of the area.
Design of the House Itself 7.4 As mentioned in 7.2, it is considered that the proposal preserves the design of the house.
Character and Appearance 7.5 As mentioned in 7.2, the proposal preserves the character or appearance of the area. Therefore, the design is considered acceptable.
8.0 CONCLUSION 8.1 The patio door preserves the character of the Conservation Area. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 21.06.2024
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
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