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25/90188/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90188/B Applicant : Mr Barry Firth Proposal : Installation of replacement front door Site Address : 114 - 116 Malew Street Castletown Isle Of Man IM9 1LT
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.05.2025 __
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. The proposed door would not harm the Conservation Area and so meets the Statutory test of Section 18(4) of the Town and Country Planning Act (1999). The design preserves the character of the site and accords with Planning Policy Statement 1/01, Strategic Policy 3 and 4, General Policy 2 of the Isle of Man Strategic Plan 2016, and the Design Guide.
Plans/Drawings/Information; This decision relates to the following plans and detail received on the 19th February 2025.
o Location plan. o Photograph of the existing door. o Brochure image of proposed door by ROCKDOOR.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Highways Services - No Interest
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25/90188/B
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of a two storey terraced dwellinghouse fronting onto Malew Street in Castletown.
1.2 Dwellinghouses in this location of Malew Street are of a similar scale and design with inset doors adjacent the public road. There is a mix of timber and uPVC / composite doors containing glass panels.
2.0 THE PROPOSAL 2.1 The application seeks approval to replace a front entrance uPVC door with a white composite door. In support of the proposal the applicant has submitted the following
o Location plan. o Site plan. o Photograph of the existing door. o Brochure image of proposed door by ROCKDOOR.
3.0 PLANNING HISTORY 3.1 Other planning history exists for the site however the one below is the only one considered materially relevant in the assessment of this application.
o 02/02274/B Installation of uPVC windows to replace existing to front elevation. Permitted.
4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 In terms of local policy, the site is within an area designated as Predominantly Residential in the Area Plan for the South, Proposals Map 5, Castletown
4.1.2 The site is within the Castletown Conservation Area of Douglas City.
4.2 The site is not a Registered Building nor is it within the setting of one.
4.3 Strategic Policy 4.3.1 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.4 Strategic Policy 3 and Environment Policy 42 focus on the visual design of development and its impact upon the character and identity of its immediate locality.
4.5 Strategic Policy 4 states that development must protect or enhance the fabric and landscape quality of a Conservation Area.
4.6 General Policy 2 states that development that is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the 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 (b) (c) and (g); (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; (g) does not affect adversely the amenity of local residents or the character of the locality;
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4.7 Environment Policy 34 states that in the maintenance, alteration or extension of pre- 1920 buildings, the use of traditional materials will be preferred.
4.8 Environment Policy 35 and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.
5.0 OTHER MATERIAL MATTERS 5.1 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.
5.2 Residential Design Guide (2021) Chapter 5 Architecture details and 5.2 Doors.
5.3 Legislation: 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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
5.4 The Town and Country Planning (Permitted Development Order) 2025, Schedule 2, Part 2 'Extension of Classes to Conservation Areas Only' Paragraph 9 - Part 2 of Schedule 1 extensions (1)(m) Class 25 Doors (paragraph 32), subject to the conditions in sub-paragraph (2) (a) in respect of a dwellinghouse the development may only take place in a rear garden. (3) For the purposes of sub-paragraph (2)(a), a 'rear garden' means a garden that is on the opposite side of the dwellinghouse to the principal elevation but excludes cases where the highway is closer to that garden than any other part of the dwellinghouse.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Local Authority o Castletown Commissioners: although consulted on 20.02.2025 has not commented on this application at the time of drafting this report (09.05.2025).
6.2 Statutory Bodies o Highway Services: No Interest (21.02.2025)
o Manx National Heritage, although consulted on 20.02.2025 has not commented on this application at the time of drafting this report (09.05.2025).
o Registered Building Officer, although consulted on 20.02.2025 has not commented on this application at the time of drafting this report (09.05.2025).
7.0 ASSESSMENT 7.1 Taking account of the above observations the key consideration in deciding if the proposal is acceptable, the assessment is whether the design of the replacement door would preserve or enhance the character of the building and therefore the Conservation Area.
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7.2 The existing uPVC door comprises a two narrow vertical glass panels with lead detailing above solid panels.
7.3 The proposal is to replace the uPVC door with a composite door comprising two smaller vertical glass panels above which would be a semi-circle glass panel. The glass panels would incorporate lead detailing. The lower section of the door would be solid panels.
7.4 Although the design is slightly different, introducing the semi-circle element, this would not cause harm to the character of the dwellinghouse or Replacing the uPVC door with a composite door neither harms nor enhances the Conservation Area or the character of the dwellinghouse. The changed glass insertions are unlikely to cause harm, in part because the doors are set back from the road, and because of the built environment of the road, narrow with buildings both sides, and curved.
7.5 However, whether something is visible within the streetscene or not does not negate application of the Statutory Test for development within a Conservation Area; Section 18(4) of the Town and Country Planning Act (1999). The test 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.
7.6 In applying the Statutory test, because the door would be in keeping with the existing style and character of the dwellinghouse, it is considered that the replacement would preserve the character of the dwellinghouse and would have a neutral impact upon the Conservation Area. The proposal meets the Statutory test and is acceptable.
CONCLUSION 8.1. The replacement door will preserve the character of the dwellinghouse and so preserve the character of the Conservation Area. Therefore the proposal meets the Statutory test of Section 18(4) of the Town and Country Planning Act (1999).
8.2 The design preserves the character of the site and accords with Planning Policy Statement 1/01, Strategic Policy 3 and 4, General Policy 2 of the Isle of Man Strategic Plan 2016, and the Design Guide.
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;
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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 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: 13.05.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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