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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91183/B Applicant : Mrs Sara Jane Cox Proposal : Replacement of existing UPVC front doors with hardwood timber single door with side-lights. Site Address : Middle Apartment 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: 05.12.2024 __

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) the material scale and design of the proposed replacement door would enhance the character of the Conservation Area and the character of the property. The proposal accords with Planning Policy Statement 1/01, Environment Policy 34 and 35, and General Policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide.

Plans/Drawings/Information;

This decision relates to the following detail, plans and drawings received on the 16th of October 2024;

o Location Plan o Site Plan o Document list and planning statement o Door specification __

Right to Appeal

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It is recommended that the following organisations should NOT be given the Right to Appeal:

DOI Highway Services - No Interest. Port St Mary Commissioners - no objection __

Officer’s Report

THE APPLICATION SITE

1.1. The application site is within the curtilage of the end terraced dwellinghouse address as Endfield House which comprises several flats. The application is submitted by 'Middle Apartment' however the development relates to the front door of Endfield House.

1.2. The property fronts onto the promenade in Port St Mary. The site is set back, elevated and separated from the road by a low walled garden area.

1.3. Access to the property can be achieved via steps from the promenade at the front or from the rear along Promenade Back Lane.

THE PROPOSAL

2.1. Planning permission is sought to replace the existing UPVC patio style front door with a hardwood timber single door with side-lights beneath the retained arched fanlight.

2.2. The applicant has submitted in support of the proposal a statement outlining the proposed works and photographs of the existing from the inside of the property, and specification details of the proposed door.

PLANNING POLICY

3.1. The site is not within a Flood Risk Zone nor is it a registered building.

3.2. 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.

3.3. 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:

3.4. Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.5. Environment Policy 35: only development that would preserve or enhance the character or appearance of the Area and special features contributing to the character will be permitted.

3.6. 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); (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; (c) does not affect adversely the character of the surrounding landscape or townscape;

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4. OHER MATERIAL CONSIDERATIONS

4.1. 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."

4.2. Legislation

4.2.1 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".

Given that the site is within a within Conservation Area the above requirements apply and appropriate consideration will be given in the assessment.

Other 4.3.1. 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.

PLANNING HISTORY

5.1. There is no planning history that is considered to be materially relevant to the assessment of this planning application.

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 - (24.10.2024) No interest.

6.1.2. Registered Buildings - although consulted on the 22.10.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

6.1.3. Port St Mary Commissioners - no objection 6.12.24.

6.1.4. Manx Utilities, Electricity - although consulted on the 22.10.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

6.1.5. Manx National Heritage - although consulted on the 22.10.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

ASSESSMENT

7.1. Principle 7.1.1. The site is within an area designated as Predominantly Residential and the proposal relates to the front door access to a residential building therefore the principle is acceptable.

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7.1.2. There is no specific policy relating to doors however the section 5 of the Residential Design provides architectural guidance on doors. Paragraph 5.2.7 states that the installation of doors that reflect the original style/design are to be encouraged. If original door surround detail exists, this should be retained where possible.

7.1.3. Replacement of the door is not considered to impact upon residential amenity, therefore the main considerations for this application are the impact on the character of the property and the Conservation Area.

7.2 Impact upon the Character of the property 7.2.1 The existing patio style doors preserve the visual of the internal door and side lights however the patio doors are not in keeping with the historic character of the terrace, or the property. Therefore it could be said that the existing visual causes slight harm to the Conservation Area.

7.2.2 The replacement door and side panels are proposed in timber which accords with Environment Policy 34.

7.2.3 The design of the door reflects the original and retains the fanlight above. The design is replicated within the terrace. Therefore the proposal accords with Environment Policy 35.

7.3 Impact upon the character of the Conservation Area 7.3.1 The proposed design is considered to enhance the existing visual of the property within the Conservation Area. The use of timber is welcomed.

7.3.2 In applying the Statutory test s18(4) Town and Country Planning Act (1999) it is considered that the proposal would enhance the character and appearance of the Conservation Area.

CONCLUSION

8.1. Being or a traditional material, the use of timber for the new door is welcomed. The proposal would preserve and enhance the site and the setting by reintroducing a period character door in keeping with the character of the property its setting within the Conservation Area.

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);

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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.

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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 and/or rights to appeal.

Decision Made: Permitted Date: 10.12.2024

Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

Customer note

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