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22/01216/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01216/B Applicant : Ms Claire Bader Proposal : Installation of replacement double doors opening on to balcony Site Address : Apartment 6 Millennium Court Queens Promenade Douglas Isle Of Man IM2 4NN
Planning Officer: Mr Peiran Shen Photo Taken : 09.11.2022 Site Visit : 09.11.2022 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.11.2022 __
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. This application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98.
Plans/Drawings/Information; This approval relates to the documents and drawing no. 101, 100 Rev B which have been received on 28th September 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is 6 Millennium Court, Douglas, a multi-storey apartment building located on the northwest of Queen's Promenade.
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22/01216/B Page 2 of 3
2.0 THE PROPOSAL 2.1 The proposed is the replacement of the existing timber double door with an uPVC double door without any glazing bars.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use (Promenade) in the Area Plan for the East.
4.2 The site is within the Douglas Promenade Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4 (a), 5 o General Policy 2 (b) (c) (g) (m) (n) o Environment Policy 35 o Community Policy 7 and 10
PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
6.0 REPRESENTATIONS 6.1 Douglas Borough Council does not object to this application (14.10.2022).
6.2 DoI Highway Services states there is no highway interest in this application (13.10.2022).
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or protect the character of the Conservation Area.
7.2 The replacement door is similar to the existing one. Give the balcony door is recessed from the front elevation, the lack of glazing bars is considered not to have a negative impact on the character of the area, regardless how many or what proportion of the flats replace their door in a similar way. Therefore, it is considered to preserve the character of the Conservation Area and therefore passed the test.
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Elements of Assessment 7.3 The key considerations in the determination of the application are its impact on the property itself and on the character and appearance of the Area.
Design of the Property Itself 7.4 As mentioned in 7.2, it is considered that the proposal maintains the design of the balcony.
Character and Appearance 7.5 As mentioned in 7.2, the proposal preserves the character and appearance of the area. Therefore, the design is considered acceptable.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 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 which 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: 23.11.2022
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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