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The application site comprises the residential curtilage of 4 Mona Street in Douglas. The property is a three storey (plus basement) Victorian terraced dwelling located on the northern side of Mona Street.
Proposed is the installation of replacement windows to the front and rear elevations (retrospective), in addition to the installation of a replacement front door.
The original windows were painted timber sliding sashes. These have been removed and replaced with top hung white upvc casements with a 50/50 split.
The original front door was a traditional painted timber panelled style. There was also a painted timber surround and fanlight frame over. These have been removed and at the moment they are replaced with white upvc alternatives. This application seeks permission to replace the door and surround with painted timber alternatives. The door would be a four panelled style in painted timber and there would be a glazed top light and timber pilasters to either side of the door.
This application has been submitted following discussions between the agent and the case officer. These discussions came about following the refusal of a previous planning application (PA 10/01594/B).
The following previous planning application for the application site is considered relevant in the assessment and determination of this application;
Installation of replacement windows and door (Retrospective).
Reason for Refusal; The retention of the uPVC front door is contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 as it introduces an unduly inappropriate feature into the street scene, which does not preserve or enhance the character and appearance of the Conservation Area and adversely affects the visual amenities of the locality.
In addition to this, the following previous planning applications for neighbouring properties in Mona Street are considered to be relevant in the assessment and determination of this application. These applications have been granted decisions since the adoption of the Isle of Man Strategic Plan in 2007.
Retention of UPVC front door and surrounding frame.
Reason for Refusal 1; The retention of the uPVC front door and surrounding frame would be contrary to General Policy 2 and Environment 35 of the Isle of Man Strategic Plan 2007 in that it would result in the loss of a unifying element in the streetsce, which is located within the Windsor Road Conservation Area, and would not preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the locality.
Alterations, retention of UPVC casement windows to front and external access and stairs to rear elevation.
Installation of replacement front door and frame.
Installation of a timber front door with glazed panels and fanlight.
Condition 3; The development shall be finished in accordance with the submitted sample and letter from Mr Kinnell date stamped 5th May 2009 indicating in the finish to be Ebony, black.
Condition 4; The replacement door must be installed within 3 months from the date of this permission.
Installation of a replacement front door.
Reason for Refusal 1; Insufficient detail has been submitted to accurately assess the impact of the proposal on the visual amenities of the locality.
Reason for Refusal 2; Notwithstanding the inadequacies of the submitted application, the proposed works would be contrary to General Policy 2 and Environment Policies 35 of the Isle of Man Strategic Plan 2007 by reason of its design and external appearance would not preserve or enhance the character and appearance of the Conservation Area.
In terms of local plan policy, the application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is located within the Douglas (Windsor Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
Douglas Corporation have no objection to the proposal.
The site is located with the Douglas (Windsor Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The proposed windows;
The original windows were painted timber sliding sashes and they have been replaced with white upvc casements. In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
From visiting the site, it was noticed that every other property in the terrace on the northern side of the street has casement windows to their front elevations. In the terrace on the opposite side of the street, some of the properties have sliding sash windows to their front elevations, although only numbers 7, 19 and 21 have sliding sashes to every window on the front. Taking the character of the surrounding area into account, it is therefore considered that in this instance, the replacement casements would be an acceptable replacement. Whilst they would not be sliding sashes, the glazing sections of the proposed casements would be similar to the originals. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed upvc is satisfactory.
The proposed door;
Given the nature of the application, it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan, which 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."
Many other properties in Mona Street have retained their original doors and there is a history of planning applications for the installation of upvc front doors being refused. All but one of the other properties in Mona Street has a timber front door and many of these are considered to be the originals (number 25 on the opposite terrace has a white upvc door).
It is considered that the historic appearance of the street is strongly influenced by the detailing in the timber front doors and surrounds. It is felt that upvc doors do not have the same degree of texture and warmth as wood, and that their design is incongruous.
Following the refusal of the previous planning application (PA 10/01594/B), the agent contacted me to discuss this proposal, as they wanted to find a suitable replacement door and surround. I emailed a photograph of the original door from the Department's Conservation archives (taken 03/03/09) to the agent. As a result of this, the door proposed in this current application replicates the original in its design, material and finishing.
It is therefore considered that this proposal would comply with Environment Policy 35, in that it would preserve or enhance the character or appearance of the Conservation Area and would protect one of the special features of the Area.
For the above reasons, this application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 11.02.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval relates to the installation of replacement windows and door, as shown in drawing numbers 01 Rev. P3, 02 Rev. P1, 03 Rev. P2, in addition to the 1:20 drawing of the Proposed Timber Four Panel Door, all date stamped 13 January 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 28.12.11
Signed: Senior Planning Officer
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