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24/00841/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00841/B Applicant : Mrs Sara Cox Proposal : Replacement of external handrail on steps at front of property Site Address : Endfield House The Promenade Port St Mary Isle Of Man IM9 5DE
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.08.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Due to the scale, position, design and proposed materials the proposal would cause a neutral impact on character of property and it's position within the Conservation Area. Therefore the proposal is considered to accord with the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following detail, plans and drawings received on the 24th of July 2024; o Location Plan o Site Plan o Document comprising document list, photographs of existing and proposed replacement with supporting statement. __
Interested Person Status - Additional Persons
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None __
Officer’s Report
THE APPLICATION SITE
1.1. The application site is within the curtilage of the end terraced dwellinghouse address as Endfield House, The Promenade in Port St Mary. Access to the property can be achieved from The Promenade at the front or from the rear along Promenade Back Lane. The site is elevated from the road and separated from the road by a low walled garden area.
1.2. The proposed works relate to a handrail alongside the entrance steps at the front of the property.
THE PROPOSAL 2.1. Planning approval is sought for the installation of a replacement handrail.
2.1.1. The existing handrail has become unfit for repair and in any event does not meet current height requirements for a handrail.
2.1.2. It is stated that the design of the proposed handrail takes its lead from the simple style of handrail located by the Colonnades on Bay View Rd, Port St Mary. The proposal is limited to 2 horizontal rails, a top and mid-rail, in a slimmer gauge to keep the appearance lighter and more domestic in style, with simple round 50 mm spheres on top of the upright posts.
2.1.3. The proposed handrail will be constructed by a local fabricator, Hilton Metals. It will be manufactured in sections, in order to be able to galvanise them for longevity. Then assembled and fitted on site in the same location. It will be dark powder-coated.
PLANNING HISTORY 3.1. There is no planning history that is considered to be materially relevant to the assessment of this planning application.
PLANNING POLICY
4.1. The site is not within a Flood Risk Zone nor is it a registered building.
4.2. The site is within an area designated as Predominantly Residential in the Proposed Conservation Area for Port St Mary on the Area Plan for the South, Map 7 as part of the Isle of Man Strategic Plan 2016.
4.3. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:
4.4. Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
4.5. General Policy 2: 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 accords with the criteria of the Policy. In this case the following criteria are considered relevant (a), (b), (c), (m); (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
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(c) does not affect adversely the character of the surrounding landscape or townscape; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them.
OHER MATERIAL CONSIDERATIONS
5.1.1. The Residential Design Guide provides guidance on all aspects of design including architectural guidance to ensure retention of the existing character of a building that includes attention to detail of scale, position, symmetry, glazing and texture. Pitched roofs are preferred over flat roofs. In addition consideration of development impacts upon residential amenity and the use of materials.
REPRESENTATIONS
6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1.1. Highways Services - (02.08.2024) No interest.
ASSESSMENT
7.1. Principle
7.1.1. The site is within an area designated as Predominantly Residential and the proposal relates to access to a residential building therefore the proposal accords with the Isle of Man Strategic Plan and Area Plan.
7.1.2. There is no specific policy relating to handrails however the proposal has been assessed against General Policy 2 and the Design Guide.
7.1.3. The main considerations for this application are the impact of the proposals would have on the character of the property, the locality and on neighbouring amenity.
Design and Impact upon the Character of the Conservation Area
7.2.1 The existing metal handrail is simplistic in design, single post and singe rail.
7.2.2 The proposed handrail will be slightly higher and incorporate additional strengthening. The accompanying documentation provides insight into the design which has been considered taking account of other local handrails.
8 CONCLUSION 8.2 The proposal is considered to be acceptable in respect of design and visual impact upon the character of the property and the wider Conservation Area. Furthermore no harm is observed to residential amenity.
8.2.1 For the above reasons the proposal is considered to accord with the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
8.3 INTERESTED PERSON STATUS - 8.4 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;
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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 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.
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 above who should be given Interested Person Status
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Acting Head of Development Management 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 : 29.08.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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