Officer Planning Report Recommendation

Application No.: 09/01645/R Applicant: Newholme Enterprises Ltd Proposal: Installation of a replacement door to front elevation Site Address: - 2 Albert Street Douglas Isle Of Man IM1 2QA ### Considerations Case Officer: Mr Gary Barr Photo Taken: 08.12.2009 Site Visit: 08.12.2009 Expected Decision Level: Senior Planning Officer ### Written Representations - 52 Alberta Drive Onchan Isle Of Man IM3 1LX Objects to the proposal ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes:** No objection

Officer's Report

The Site

The application site represents the existing residential curtilage of 2 Albert Street which is a south facing end terrace property, located off Bucks Road, runs parallel to Mona Street and faces the Courthouse in Douglas.

The Proposal

This retrospective planning application is seeking approval for the replacement of a wooden front door to a white uPVC door.

Planning Status

The application site is located within the Windsor Road Conservation Area in Douglas which is zoned as an area of "Residential and Office Use" under the Douglas Central Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal and states;

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"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".

General Policy 2 is also considered relevant and 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:

• (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;

• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." PLANNING HISTORY The following previous planning applications should be considered in the assessment of this current planning application:

• PA 02/02373/B - Installation of uPVC windows to replace existing - Refused

• PA 05/01373/B - Installation of uPVC sliding sash windows to the front and gable elevations and uPVC casement windows to the rear elevation to replace existing - Permitted

• PA 09/01644/B - Installation of replacement windows - Permitted

REPRESENTATIONS The Douglas Corporation have no objection with the proposed development. The Department of Transport Highways Division have not commented on the proposal. The Isle of Man Victorian Society has objected the application and their views are as follows:

• A number of the properties have replaced the windows in the front elevation but emulating the glazing pattern of narrower margin windows

• The proposed front door detracts from the architectural style of the building and ambience of the area by the overbearing width of outer frame and reduction in the size of the door

• The existing wooden door should be overhauled or a replica made

• The streetscape should not be despoiled by the approval of this application

9 December 2009

Assessment

The dwelling is located within the Windsor Road Conservation Area which requires the Department to pay particular attention to preserving or enhancing its character or appearance.

With the appearance of many buildings strongly influenced by the detailing of their windows and doors, the replacement of the timber door with a modern uPVC door is considered unacceptable as it is sited within a conservation area. uPVC doors in particular are unsympathetic as they do not have the same degree of texture and warmth as wood, together with incongruous design features. With this application being retrospective, it is unclear whether this unfortunate replacement door is similar in design as the original, but its clear that its character and integrity does not make a positive contribution to the appearance of the conservation area.

There are different variations of timber doors situated along Albert Street (but no uPVC doors), some not particularly attractive, but they do contribute to the character of the street scene. The introduction of an inappropriate design style into the street is considered totally unwarranted. It was viewed on site and from our records, that 12 Albert Street is the only property which has Planning Approval for a replacement uPVC door. Having said this, the owner and/or occupier of the property has decided not to implement the approval and has agreed with the Conservation Office (in August, 2009) to repair the door to its original state which will preserve the character and appearance of the area.

As such, the Planning Authority feels that the street is worth preserving and that the proposed application fails to respect the architectural characteristics / detailing of the original building. The proposal appears inappropriate and harmful to the character and appearance of the conservation area.

Recommendation

As such, it is judged that the proposed development would be contrary to Environment Policy 35 and General Policy 2 of Isle of Man Strategic Plan 2007 and it is recommended that this planning application should be refused.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• The Department of Transport Highways Division
• Douglas Corporation

Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

• The Isle of Man Victorian Society

Recommendation

Recommended Decision: Refused Date of Recommendation: 09.12.2009 9 December 2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1 . The retention of the front door would be contrary to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 as it introduces an unduly inappropriate feature into the street scene, which will not preserve or enhance the character and appearance of the Conservation Area and adversely affects the visual amenities of the locality.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Refused Date : Signed : Senior Planning Officer