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24/90945/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90945/B Applicant : Heather Margaret Gleave Proposal : Installation of replacement front door Site Address : 29 Church Street Peel Isle Of Man IM5 1HN
Planning Officer: Graham Northern Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.09.2024 __
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. Having applied the Statutory Test of Section 18(4) of the Town and Country Planning Act (1999), due to the scale and design of the proposed replacement door the Conservation Area shall be preserved. Having regard to Planning Policy Statement 1/01, the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016, the proposal is acceptable.
Plans/Drawings/Information; This decision relates to the following detail, plans and drawings received on the 12th of August 2024;
o Location Plan o Site Plan o Front elevation and scale drawing o Door Composition o Door Style __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highways - no objection
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24/90945/B Page 2 of 4
Officer’s Report
APPLICATION SITE 1.1 The site is within the residential curtilage of No. It is a 2 storey terraced dwelling within the Peel Conservation Area. The street scene is characterised by similar dwellings, the houses along this part of Church Street mainly feature sliding sash or casement, sash effect windows, with some in timber and some in uPVC. 1.2 In terms of finish, the building has a render finish, with the windows large square openings in 4 panels. The wooden entrance door on the front elevation is a design that is reminiscent of the street scene, although its dark green colour makes it distinct. PROPOSAL 2.1 The current application proposes the replacement of the front door. The specification is for a standard solid timber replacement door.
PLANNING POLICY Site Specific
3.1. In terms of local plan policy, the application site is in area designated as 'Mixed Use' under the Peel Local Plan Order 1989. The application site is within the Peel Conservation Area.
3.2. The site is not within a flood zone, nor does the site impact upon a Registered Building or protected tree. Strategic Plan
3.3. 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:
3.3.1. 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;
3.3.2. Environment Policy 34 and 35 relate to conservation and state that alterations and extensions are acceptable subject to any adverse impacts.
OTHER MATERIAL CONSIDERATIONS 4.1. It is also important to consider guidance and policy regarding development in Conservation Areas:
4.2. Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.5. Legislation
4.6. 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". 4.7. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
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24/90945/B Page 3 of 4
4.8. 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.
5.0 PLANNING HISTORY 5.1 There is one previous application which is relevant to the assessment of this application, 94/00640/B, which was for "Replacement of windows and doors" and was permitted.
6.0 REPRESENTATIONS 6.1 The following representations can be found in full online, below is a short summery;
6.2 LOCAL AUTHORITY
6.3 STATUTORY BODIES
7.0 ASSESSMENT 7.1 The proposed development is not contrary to its land designation therefore the proposal accords with the area plan and in principle is acceptable. However because the site is within a Conservation Area, the primary assessment is whether the proposal would preserve or enhance the character of the overall Conservation area.
7.2. Therefore, taking account of the aforementioned policies and statements, the main considerations in assessing this application are considered to be as follows. o Impact upon the Conservation Area o Design o Impact upon residential amenity
7.3. Impact upon the Conservation Area
7.3.1. The existing front door is a heavy solid timber door which reflects the surrounding front doors, the replacement is also for a solid timber door. As such the specification provided is considered in keeping.
7.3.2. Section 18(4) of the Town and Country Planning Act (1999) states, requires that special attention is paid to the preservation or enhancement of a Conservation Areas character. S.16/18 creates a presumption against approving any development which would conflict with the Act which is afforded considerable weight.
7.3.3. In applying the Statutory test, because the replacement door is a like for like replacement it is considered that the replacement would preserve the Conservation Area. Therefore the proposal meets the Statutory test.
7.4. Design 7.4.1. In assessing the design impact, consideration is given to the aforementioned Planning Policy Statement, Circular and Strategic Policies, and the Design Guide.
7.4.2. The replacement door is considered of an acceptable design which reflects the existing street scene and as such is considered acceptable. 7.5. Residential Amenity 7.5.1. The replacement door is a like for like replacement, therefore no harmful impact is observed upon neighbouring residents.
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24/90945/B Page 4 of 4
8. CONCLUSION 8.1. 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. 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.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 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 the Right to Appeal. __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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