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22/01388/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01388/B Applicant : Mrs Frances Guthrie Proposal : Replacement of existing balcony timber French door with an uPVC French door Site Address : Apartment 45 Millennium Court Queens Promenade Douglas Isle Of Man IM2 4NN
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : 25.11.2022 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.01.2023 __
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 door hereby approved shall be finished to match the existing door in respect of style and colour, and shall thereafter be retained as such.
Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. It is considered that there would not be any adverse impacts from the proposed development on the character of the area or on neighbouring amenity. Therefore, it is considered that the proposal would comply with EP35 and PPS1/01 as the character and appearance of the CA would be preserved, and GP2 as the living conditions of those in adjacent properties would not be adversely affected.
Plans/Drawings/Information; This approval relates to the documents and plan date stamped and received 3 November 2022.
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22/01388/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 45 Millennium Court, Douglas, a flat on the first 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 apartment is served by a balcony with a double patio door which is similar to the doors on the neighbouring apartments that overlook the adjoining highway.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Replacement of existing balcony timber French door with an uPVC French door. The new uPVC French door would measure 2.2m high and 1.2m wide, and the style shall be similar to existing. No details have been provided of the proposed door colour.
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
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(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 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 applications for the property that are 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 11 November 2022.
6.2 Douglas Borough Council has no objection to this application subject to the replacement door being on a like for like basis, including the colour of the door to maintain the visual appearance of the front elevation of Millennium Court as the property is within the Promenade Conservation Area. (17 November 2022).
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The key issue with the current application is whether the proposal would preserve or enhance the character or appearance of the Conservation Area. There would be no impacts on neighbouring amenity given the nature of the proposed development.
7.2 In terms of the visual impact on the proposed door replacement on the existing property, it is considered that the proposed door would be similar to the existing timber French door in terms of design and finish, although it is acknowledged that the material would be different. It is also considered that the number of panes would also be similar to the existing French door on the property. Therefore, on this basis, it is considered that the proposed works would not result in adverse visual impacts on the appearance of the property.
7.3 In assessing the impact of the proposal on the character and appearance of the wider Conservation Area, it is noted that the new doors would be similar to the existing, save for the change in material from timber to UPVC which would not be particularly noticeable from the adjoining highway, considering the property is on the list floor where views would be somewhat limited. As the proposed change would result in a new door that would not be particularly different from the existing door given the issues highlighted above, it is considered that the new door would preserve the character and appearance of the Conservation Area.
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8.0 CONCLUSION 8.1 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.
9.0 INTERESTED 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 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: 03.02.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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