201997

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                                      24/00845/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00845/B Applicant : Mr Lee McLellan Proposal : Installation of replacement front door Site Address : 44 Woodbourne Road Douglas Isle Of Man IM1 3AN

Planning Officer: Hamish Laird Photo Taken : 30.07.2024 Site Visit : 30.07.2024 Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.08.2024 __

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.

C 2. For the avoidance of doubt no approval is given for the replacement of the existing timber door frame, including side windows/panels and fan window above.

Reason: No approval is sought and in the interests of the character and appearance of the property and Conservation Area.

This application has been recommended for approval for the following reason. The application has been considered against Section 18(4) of the Town and Country Planning Act (1999), Policies GP 2b), c), d) and e); and Environment Policy 35 in the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide 2021.

Plans/Drawings/Information;

Site and Location plan, along with images of the existing front door, and that proposed, all received 22nd July 2024.

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Interested Person Status - Additional Persons

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                                      24/00845/B                                     Page  2  of  4

None. __

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 44 Woodbourne Road, Douglas, a two storey mid terraced dwelling sited on the northern side of Woodbourne Road in Douglas. The site lies within the Woodbourne Road Conservation Area.

2.0 THE PROPOSAL

2.1 This current planning application seeks approval for the replacement of the black painted, wooden, front entrance door, to a black uPVC door of a solid design to the lower portion below letterbox level, and with 2 No. vertical, patterned, obscure glazed lights above, to be inserted into the existing door aperture. The existing clear glaze, vertical, full-height side panels, located either side of the existing door would be retained.

3.0 PLANNING HISTORY

3.1 There are previous planning applications relating to the property: 99/02281/B - Installation of uPVC windows to replace existing to second floor, 44 Woodbourne Road, Douglas - Refused - 17.05.2000. 01/02623/B - Installation of uPVC sliding sash windows to replace existing to front elevation - Permitted - 10.07.2002. 16/01000/B - Installation of replacement windows and rear door to dwelling - Permitted - 29.09.2016.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Douglas Local Plan 1998. The application site is within the Woodbourne Road Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."

Environmental 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."

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5.0 REPRESENTATIONS

5.1 Douglas Borough Council has no objection.23.09.2016.

5.2 DOI Highways - no highways implications. 28.09.2016.

6.0 ASSESSMENT

6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.

6.2 With the appearance of many buildings strongly influenced by the detailing of their windows and doors; the replacement of the existing black painted, wooden, front entrance door, to a black uPVC door of a solid design to the lower portion below letterbox level, and with 2 No. vertical, patterned, obscure glazed lights above, to be inserted into the existing door aperture, would generally be considered unacceptable especially within a Conservation Area. The retention of the existing clear glazed, vertical, full-height side panels, located either side of the existing door is welcomed, and would assist in maintaining the character and appearance of the dwelling in its terraced setting. uPVC doors in particular can appear unsympathetic as they do not have the same degree of texture and warmth as wood. With this application the door is to the front of the property and is visible from the street. Following a discussion with the Conservation Officer it was considered that the new door would represent an acceptable alteration compared to the previously fitted, and now worn out, front door. As such it is not considered to specifically contribute to the overall character of the Conservation Area and while it would not enhance the overall area, it is considered that the replacement door would contribute to the preservation of the character and appearance of the Conservation Area through good building maintenance.

6.3 Therefore, it is considered that the proposal is acceptable in that would not detract from the existing appearance and character of the dwellinghouse or the Woodbourne Road Conservation Area and, as such, does not conflict with the requirements of Environment Policy 35.

7.0 RECOMMENDATION

7.1 On the basis of the above it is recommended that the planning application be permitted.

8.0 INTERESTED PERSON STATUS 8.1 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 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.

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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

Customer note

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