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24/90916/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90916/B Applicant : Mr Colin Stuart Bagshaw Proposal : Installation of replacement rear door Site Address : 6 Thorny Road Douglas Isle Of Man IM2 5ED
Planning Officer: Paul Visigah Photo Taken : 09.10.2024 Site Visit : 09.10.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.10.2024 __
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 hereby given to the replacement front door or front door frame.
Reason: IN the interest of the character and appearance of the Conservation Area.
This application has been recommended for approval for the following reason. Overall, it is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as the works would preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected.
Plans/Drawings/Information;
This decision relates to the documents and plans received 6 August 2024, and Correspondence from Applicant received 16 October 2024. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DoI - Highways Services - No objection
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o Douglas City Council - No Objection __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 6 Thorny Road, Douglas which is a two storey mid-terraced property located on the north-eastern side of Thorny Road. The property forms part of a late 19th century/early 20th century terrace with slate pitched roofs, painted smooth render wall finish, chimney stacks on the party walls, bay windows at ground floor, sliding sash windows in a regular pattern, and painted timber doors with fanlights above. The properties are set back from the highway with front gardens enclosed by dwarf walls.
1.2 The rear yard to the property, like the adjacent rear yards within the terrace is enclosed by masonry boundary walls that is accessed by a pedestrian door and garage door which connect the sites to the narrow lane which connects the properties to Somerset Road to the northwest, and the lane to the rear of the properties situated to the west of Woodbourne Road to the southwest.
2.0 THE PROPOSAL 2.1 The application seeks approval for installation of replacement rear door to the property. The existing painted timber door which serves the kitchen would be replaced with a new composite door with double glazed sandblasted decorative glass. Door is to be installed in Sage Green colour.
2.2 The application initially proposed the replacement of the front door as part of the application. However, following concerns with the front door frame details, the scheme was amended to exclude the front door, with only the rear door assessed within the current application.
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site lies within an area designated on the Area Plan for the East 2020 as predominantly residential and within the Selbourne Drive Conservation Area. The property is not in an area at risk of flooding.
3.2 National: ISLE OF MAN STRATEGIC PLAN 2016 3.2.1 Relevant Strategic Plan Policies: a. General Policy 2 - General Development Considerations. b. Strategic Policies 3 and 5 - promote good design and use of local materials and character. c. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas (etc.). d. Environment Policy 34 - Preference for the use of traditional materials in the maintenance, alteration or extension of pre-1920 buildings. e. Environment Policy 35 - Guides development in Conservation Areas. f. Environment Policy 42 - new development should be designed to take into account the character and identity of the area.
3.3 TOWN AND COUNTRY PLANNING ACT 1999 3.3.1 S18 Designation of conservation areas (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.
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3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN 3.4.1 POLICY CA/2 - Special Planning Considerations
3.5 Character Appraisal for Selborne Drive Conservation Area 2003.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Residential Design Guide (2021) 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. Section 2.0 on Sustainable Construction, 4.0 on Householder Extensions, and Section 5 on Architectural Details are considered relevant to the current application.
5.0 PLANNING HISTORY 5.1 This property has been the subject of the following previous applications: 1. PA 86/00697/B for Alterations and extension to form garage at rear - Approved.
PA 12/00711/B for Installation of replacement windows to front elevation - Approved.
PA 17/01007/B for Installation of replacement rooflights - Approved.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highways Division have no interest in the application (9 August 2024).
6.2 Douglas Borough Council has no objection to the application (16 August 2024).
6.3 No comment has been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issue to consider with this application is whether the proposal would result is any adverse impact on the character or appearance of the existing property or the wider street scene, and Conservation Area (GP2, EP35, PC1/98, PPS 1/01, S18 of the Act and RDG).
7.2 Statutory Test - Section 18 (4) 7.2.1 In terms of compliance with Section 18 (4) of the Act, it is not considered that this proposal would conflict with that objective and as such the application will be considered in the context of the policies as set out below and within section 3 of this report, as well as the other material considerations set out within section 4.
7.3 IMPACT ON CHARACTER AND APPEARANCE (EP 35 & 34, STP 4, PPS 1/01, & PC 1/98) 7.3.1 In assessing the potential impacts of the proposal on the character and appearance of the site and Conservation Area, it is considered that the proposed replacement door would be installed at the rear of the property where it would be completely concealed by the rear boundary wall which rises considerably above the adult eye level and does not allow any views into the rear yard or door to be replaced. Therefore, these works are deemed not to impact on the character and appearance of the Conservation Area or the overall street scene, being situated within the rear yard and at a position that is not readily visible from a public thoroughfare.
7.3.2 Granting the new door would not be a timber door, and as such would fail to align with the requirements of Environment Policy 34 which stipulates a preference for the use of
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traditional materials in the maintenance, alteration or extension of pre-1920 buildings, such as the application property, the door is to be installed within the rear yard which is situated along a rear service lane where the historic details evident along the main road are not replicated as is evident along some of the rear service lanes within Woodbourne Road Conservation Area.
7.3.3 Based on the foregoing, it is judged that the replacement rear door would also be acceptable, although having a negligible impact on the property and Conservation Area, as it is confined to an enclosed rear yard.
7.3.4 Overall, it is considered that the proposals would preserve the character and appearance of the dwelling and Conservation Area, thus according with Environment Policy 35, Strategic Policy 4, and General Policy 2(b, c and g) of the Strategic Plan, and PPS 1/01.
7.4 OTHER MATTERS 7.4.1 No new apertures would be introduced within the proposal, as the works would only involve the installation of a replacement door to improve the thermal efficiency and appearance of the building. As such, it is not considered that the scheme would result in adverse impacts on neighbouring amenity.
8.0 CONCLUSION 8.1 Overall, it is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, as well as Environment Policy 35, Strategic Policy 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, as the works would preserve the character and appearance of the Conservation Area, and the character of the surrounding townscape is not being adversely affected.
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.
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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
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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: 22.10.2024
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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