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22/01197/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01197/B Applicant : Miss Junona Ostache Proposal : Installation of replacement bi-fold doors from sliding patio doors Site Address : Apartment 56 Millennium Court Queens Promenade Douglas Isle Of Man IM2 4NN
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.11.2022 __
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.
This application has been recommended for approval for the following reason. The proposal is considered to preserve the character and appearance of the Conservation Area and as such the application is considered to comply with General Policy 2 and Environment Policy 35 of the IOM Strategic Plan, and Planning Policy Statement 1/01.
Plans/Drawings/Information;
This approval relates to the Location plan, Site Plan, Door Details date stamped and received 26 September 2022. __
Interested Person Status - Additional Persons
None
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Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 56 Millennium Court, Douglas, a flat on the top floor of a six-storey terrace apartment block located on the north of Queen's Promenade, close to its junction with Summer Hill. It has a pitched roof.
1.2 This one bedroom apartment is served by an open plan lounge/ diner and kitchen with access to impressive size balcony. Access to this balcony is via a Patio double sliding doors, in aluminium, white frame and handles, size 2615 x 2020cm.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Installation of replacement bi-fold doors from sliding patio doors. The existing white aluminium double sliding doors would be removed and replaced with a new Sliding bifold doors (3 panes) opening outwards to the balcony with a traffic door on the right hand side. This door shall be in aluminium, white frame and handles, size 2615 x 2020cm.
3.0 PLANNING POLICY 3.1 The application site is in an area designated as Predominantly Residential under the Area Plan for the East (Map 4 - Douglas). The application site is within the Douglas Promenade 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 current planning application:
3.3 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: (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: (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."
3.4 Environmental 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."
3.6 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.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 TOWN AND COUNTRY PLANNING ACT 1999 4.1.1 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. It is not
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considered that this proposal would conflict with that objective and as such the application will be considered in the context of the policies as set out below.
4.2 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
4.2.1 POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
5.0 PLANNING HISTORY 5.1 There is no previous application considered materially relevant to this application.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 7 October 2022.
6.2 Douglas Borough Council has no objection to this application (14 October 2022).
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The issue here is whether the proposal would preserve or enhance the character or appearance of the Conservation Area.
7.2 In terms of the visual impact on the property, the proposed door would match the existing white sliding patio doors in terms of material and design, although it is acknowledged that the number of panes would be reduced to three from four. It is also considered that the change in number of panes would not be particularly noticeable given that the proposed work area is not readily visible from the abutting highway due to the elevated position of the balcony on the six floor. Therefore, on this basis, there is not considered to be any adverse visual impact on the appearance of the property.
7.3 With regard to the impact on the character and appearance of the wider Conservation Area, as has been noted that the change would not be noticeable. Granting the works will install a more modern door than the existing, the appearance would not detract from the character of the existing property. Besides, its position on the dwelling is not particularly prominent and it is not considerably at variance with other patio doors that serve the balconies on the property. As such, is considered that the new bifold doors would have a neutral effect on the building and the Conservation Area.
8.0 CONCLUSION 8.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, and Planning Policy Statement 1/01. It is considered acceptable and is recommended for approval.
9.0 INTERESTED PERSON STATUS
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9.1 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.
9.2 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 : Permitted
Date: 01.12.2022
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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