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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: Site Address ; 14/00188/B Patricia Marjorie Lee Scarffe 8i Sam Allan Howard Scarffe Installation of patio doors to rear elevation (retrospective) Cushag Eleanora Drive Douglas Isle Of Man IM2 3NN Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Edmond Riley 05.03,2014 05.03.2014 Officer Delegation Officer's Report 1.0 THE APPLICATION SITE The site is the residential curtilage of the dwelling known as Cushag, which is situated on the southwestern side of Eleanora Drive in Douglas and which links Brunswick Road and Selborne Drive. The property is at the end of a terrace of three red brick dwellings showing a Sussex bond, which together present a strong uniformity in style - two storey in height; projecting gables with mock Tudor detailing; a portico running the full length of the building line, beneath which lies a bay window and the front door (to the centre dwelling) or a three- panelled window (to the other two dwellings); tall and substantial chimney stacks with various pots atop. The windows are all casement, with some contemporary and others older. Cushag has, at some point in the past, been roughcast-rendered to its side and rear elevations, which has been painted grey. 1.1 2.0 THE PROPOSAL Retrospective planning approval Is sought for the removal of a rear window and its replacement with a pair of patio doors to the rear elevation. Advice was sought from the applicant on four matters; they advised that: (1) the window was roughly 15cm narrower than the pair of doors that replaced it; (2) the work was carried out roughly 4 and a half years ago; (3) the work was carried out for aesthetic and amenity reasons, and (4) the previous window was of a plastic material. The installed patio doors are of treated timber and the window panels double glazed. 2.1 2.2 3.0 PLANNING STATUS The site lies within the Selborne Drive Conservation Area. The area is designated as Residential on the Douglas Local Plan of 1999. Due to the nature of the proposed works and its siting, two policies of the Isle of Man Strategic Plan are considered relevant. 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: 3.2 respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (b) 18 April 2014 Page 1 of 3 14/00188/B

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(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" Environment 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". 3.3 4.0 PLANNING HISTORY The site has not been the subject of any planning applications that are considered of 4.1 material relevance to the determination of the current application. 5.0 REPRESENTATIONS 5.1 Douglas Borough Council advises that it does not oppose the application. 6.0 ASSESSMENT As the site is within a Conservation Area the Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. The main consideration for a proposal of this nature is whether the proposed works wouid have a significant adverse impact upon the visual amenities of the Conservation Area. The fact that the works have been carried out has no bearing on the assessment of the application. 6.1 No visualisations - photographs; plans - have been provided of the window previously in situ, although the guidance provided by the applicant is helpful. Therefore, the assessment is largely based on the proposed patio doors rather than the value of what was in place previously (albeit that this must be taken account of). The key test is whether or not the works proposed would preserve or enhance the character or appearance of the Conservation Area; although the site is largely (and perhaps surprisingly) invisible from the public realm, it is considered that the patio doors enhance the appearance of the Conservation Area. 6.2 6.3 The rear of the dwelling is characterised by its grey render, white window frames and red doors and rainwater pipes. The installation of doors such as those proposed would add to the visual interest provided by the redness of those other features, which although not necessarily original (although they may be; many Manx barns originally had red doors), are certainly an interesting feature. While the white window frames are also a feature inasmuch as they visually contrast with the other colours/materials, three of these would remain on the dwelling and there is therefore considered to be an appropriate balance in this regard. There is not considered to be any positive or negative impact in terms of the visual structure of the dwelling; the uniformity of the front elevations outlined earlier does not carry across to the rear elevations and, even so, there is not considered to be anything fundamentally objectionable about the installation of an additional set of doors to the rear elevation of Cushag. Moreover, the use of wood is most welcome in that it provides, and reinforces, a traditional material to the dwelling that already has two timber doors to the rear elevation. While the colouration or style might not be identical, this is in itself in keeping with the other doors to this elevation, which are themselves distinct from one another. 6.4 As the works have already been carried out, the normal condition requiring the development be started within a prescribed period is not considered appropriate to apply to any approval notice that may be forthcoming. 6.5 Page 2 of 3 18 April 2014 14/00188/B

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7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal complies with Environment Policy 35 - and, largely by consequence, General Policy 2 - of the Strategic Plan and therefore is recommended for approval. 8.0 INTERESTED PERSON STATUS 8.1 The local authority, Douglas Borough Council, is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, Article 6(4)(e), considered "interested persons" and as such should be afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 18.04.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals This approval relates to the untitled photographs and the untitled location plan, both date- stamped as having been received 17th February 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made; Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 18 April 2014 14/00188/B Page 3 of 3