DEC Officer Report

Application No.: 21/01011/B Applicant: Mr Gary Davies Proposal: Installation of a replacement front door Site Address: Raldis Dandy Hill Port Erin Isle Of Man IM9 6HN Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2022 _________________________________________________________________

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.

• C 2. The replacement glazing above the front door will feature glazing bars to replicate the door frame below to divide the top panel into three sections. The glazing bars must be integral and not externally affixed and retained as such thereafter.

Reason: In the interests of preserving the character and appearance of the Proposed Conservation Area.

This application has been recommended for approval for the following reason. The proposal meets the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings referenced; 1, 2, 3, 5 received on 18 August 2021 and amended plan referenced; Proposed Front Elevation received on 12th January 2022.

_______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Raldis, a two storey mid terraced dwelling located on the southern side of Dandy Hill in Port Erin. The application site also lies within the proposed Port Erin Conservation Area. The application site sits above and looks down and across over Shore Road and Port Erin Bay to west. The property sits toward the end of the street which is a dead end with limited parking along its length. - 1.2 The existing windows to the property are Upvc sliding sash to the front elevation across all floors as previously approved giving a uniform appearance. The current doorway is Upvc door with fan light above.

2.0 THE PROPOSAL - 2.1 Proposed is the replacement front door with white Upvc composite door with Georgian Panelling and fan light above with a glazed infill panels either side of the doorway. Essentially to reflect the current appearance in a more modern material.

- 3.0 PLANNING POLICY

3.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Area Plan for the South 2013. As previously mentioned, the application lies within the proposed Port Erin Conservation Area. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.4 Environment Policy 35 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." - 3.5 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.

Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."

3.6 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas (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.

- 4.0 PLANNING HISTORY

4.1 17/01255/B - Replacement white Upvc sliding sash windows to front elevation. Approved. - 5.0 REPRESENTATIONS

5.1 Port Erin Commissioners support the current planning application (15/09/21) 5.2 Highways Services do not object (02/09/21) - 6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) the impact of the proposed development on the character of Raldis, and;
• (ii) whether the windows preserve or enhance the character or appearance of the proposed Port Erin Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 This proposal utilising Upvc material would add to the uniform appearance throughout the main front facade of the dwellinghouse, and to some degree would reflect the original appearance of a Georgian door albeit in a more modern material with the glazed elements as per the existing remaining, as such, the proposal is welcomed. Within the neighbouring properties there is a range of styles of door appearances, half glazed or solid and use of materials in either upvc or timber. The replacement door with side lights and fan light above is deemed acceptable and would have a neutral impact on the overall character and appearance of this part of the streetscene. - 7.0 CONCLUSION

7.1 For the above reasons, it is concluded that the proposals would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 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. 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 the Head of Development Management 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 : Permitted Date : 17.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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