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21/00076/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00076/B Applicant : Mr Chok Kong Fong Proposal : Installation of a replacement front door Site Address : 13 Berkeley Street Douglas Isle Of Man IM2 3QB
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 30.03.2021 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. It is judged that the proposal fails to meet the tests of General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01, as the character of the Conservation Area is being adversely affected, and not being preserved or enhanced. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:
Flood Risk Management (DOI)
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Isle of Man Victorian Society as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
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21/00076/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 The application site is a two storey mid-terrace dwelling on Berkeley Street, within the Selborne Drive Conservation Area. The terrace has attractive facing brickwork, generally in a pale yellow colour, with red brickwork used around the front door surrounds. The properties have slate pitched roofs, brick chimney stacks and are set back from the highway with dwarf boundary walls enclosing the front gardens.
1.2 The windows in the properties are generally sliding sash, although some have been replaced with casement units. The window frame material varies from traditional painted timber to modern uPVC. The doors in the terrace are generally painted timber, with three rectangular glazed panels in their upper section. Whilst one of the front doors on the terrace (no. 7) has been replaced with composite uPVC doors in a non-traditional style, this is the only property not to retain the traditional style. The traditional doors still in place make a positive contribution to the street scene and are in the arts and crafts style that the Conservation Area Character Appraisal notes as a feature of the area.
2.0 THE PROPOSAL 2.1 The application proposes to replace the existing contemporary stained timber door that has a single off centre rectangular frosted glass panel with a painted timber 4 panel door, the upper 2 of which are glazed with patterns.
3.0 PLANNING POLICY 3.1 The site is within the Selborne Drive Conservation Area where 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.
3.2 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: (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;
3.3 Environment Policy 34: In the maintenance, alteration or extension of pre-1920s buildings, the use of traditional materials will be preferred.
4.0 PLANNING HISTORY 4.1 Application 96/01023/B approved the installation of uPVC windows, whilst application
4.2 Application 99/00408/B approved the re-slating of the roof, installation of replacement roof lights and removal of a rear chimney stack.
4.3 Application 20/01275/B refused the installation of a replacement front door (retrospective).
5.0 REPRESENTATIONS 5.1 Department of Infrastructure (DOI) Flood Risk Management Division - "No Flood Risk Management interest" - (29.03.21)
5.2 The Department of Infrastructure Highways Division have stated - "No highways Interest" - (10.03.21)
5.3 The Isle of Man Victorian Society have stated - "We have viewed this application and write to object most strongly to the design and format of the proposed door replacement...
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21/00076/B Page 3 of 4
This property falls within the Selbourne Drive Conservation Area and therefore any work undertaken to properties in the area should provide enhancement to both the property and the area. The mass produced door proposed to be used completely fails to do that, in fact it does the opposite and bears no resemblance to the original door designed especially for this property. At best the door should be looked at with a view to retention and upgrading to achieve modern standards of draught proofing. The second alternative is to have a new timber door made to match the existing but incorporating brushes and rubber strips to provide a good weathering... The applicant should be advised to consult with the Registered Buildings Officer with regard to this application." - (21.02.21)
5.4 Consultation from Mr Ross Brazier, Registered Buildings Officer - "Recommendation - Refuse...
This property retained its original timber door and frame until it was removed without planning approval, neither the current or proposed doors replicate the details, deign or material of the original door and fail to preserve or enhance the character or appearance of the Conservation Area. The door and frame should replicate the original." (16.03.21)
6.0 ASSESSMENT 6.1 The issue here is whether the proposed replacement door would preserve or enhance the character of the Conservation Area taking into account the special character of the area.
6.2 The proposed door has a less contemporary style to the one it is replacing, but is also a different style to the front doors of the adjacent properties. General Policy 2 states that proposals will normally be permitted provided that the development respects, amongst other things, the design of buildings and does not affect adversely the character of the surrounding townscape. In addition to the sections of General Policy 2 pertinent to this application, Environment Policy 35 requires development to preserve or enhance the character or appearance of the area. In this instance, the replacement door proposed is a clear and very visible departure from the style and finish in evidence along the terrace. It is therefore judged that the proposal fails to respect the design of the building, affects adversely the character of the surrounding townscape, and fails to preserve or enhance the Conservation Area's character. It is therefore judged that the proposal fails to comply with General Policy 2 and Environment Policy 35, and is unacceptable.
7.0 CONCLUSION 7.1 It is judged that the proposal fails to meet the tests of General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01, as the character of the Conservation Area is being adversely affected, and not being preserved or enhanced. It is therefore recommended that the application be refused.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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21/00076/B Page 4 of 4
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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.
Decision Made : Refused Date: 12.04.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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