Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of 'West View', a two-storey, traditional detached Manx dwelling in Cregneash on the north eastern edge of the A31. The application site is directly north from Cregneash Village.

1. The existing dwelling is finished in a render at the front of the dwelling with the side elevations finished with traditional brick work. The boundary treatment of the dwelling comprises a small raised brick wall. The dwelling has an attached garage to the west elevation and there is limited parking available on the highway.

The Proposal

1. The proposal comprises the installation of a replacement front entrance door to match the existing.

1. The existing door is white timber framed with nine panes of glass divided by two horizontal and two vertical glazing bars in the upper panel. The frame of the door is also white timber with panes of glass adjoining the upper casement of the door. The proposed new door will be an exact match of the existing finished in timber.

Planning History

1. The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

PA 05/00384/B: Alterations and installation of double glazed timber sliding sash windows and timber doors to replace existing. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is within an area of high landscape or coastal value and scenic significance and identified as an area of ancient monuments and sites of archaeological interest within the Conservation Area under the Isle of Man 1982 Development Order Plan. Cregneash is also in an area where there are building height restrictions or other

Application No.:	11/01762/B
Applicant:	Manx National Heritage
Proposal:	Installation of a replacement front door
Site Address:	West View
	Cregneash
	Isle Of Man
	IM9 5PS

air-safety regulations but this is not affected with the nature of the proposal in this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application.

Strategic Policy 4 states:

"Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas. Buildings and structures within National Heritage Areas and sites of archaeological interest;
• (b) Protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) Not cause or lead to unacceptable environmental pollution or disturbance."

Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and scenic significance (AHLV'S) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

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."

Environmental Policy 40:

"Development will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof."

Representations

1. Rushen Parish Commissioners have no objections to the planning application.

Assessment

1. The planning application seeks approval to replace the front entrance door to match the existing. The existing front door is subject to extensive wet rot. The existing door on the property is relatively new and is believed to have been replaced in 2005 when the property was refurbished.

1. The main issue to consider in the planning of the assessment of this planning application is the impact of the proposal on the Conservation Area the ancient monuments and site of archaeological interest of Cregneash Village. Environment Policy 35 states that development would only be permitted if it preserved or enhanced the character and appearance of the area. It is considered that the proposal of the installation of an exact like-for-like match of the existing door would both preserve and enhance the surrounding area as well as the existing dwelling given that there will be no change in the outer appearance of the dwelling. Therefore warrants no grounds for refusal.

1. Environment Policy 40 states that development will not be permitted which would damage, disturb or detract from an important archaeological site or Ancient Monument site. As the replacement door is a like-for-like match including materials used it is concluded that the development would not harm the character of the area and therefore is in accordance with Environment Policy 40 and warrants no reason for refusal.

1. The proposed development is relatively modest and is considered not to cause any adverse impacts on the surrounding environment. The scale of the proposal will not result in the adverse impacts on the quality of the landscape. Overall, it is concluded that the planning application is an appropriate form of development and is in accordance with Strategic Policy 4, Environment Policy 2, 35 and 40 of the Isle of Man Strategic Plan 2007.

1. The proposal is not considered to affect any other obvious material planning consideration.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority is, Rushen Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 31.01.2012

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Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing numbers 11/0354/01 and 11/2354/02 date stamped 21st December 2011.

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 1 2 12

Determining officer (delete as appropriate)

Signed : Anthony Holmes Senior Planning Officer	Signed : Sarah Corlett Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control	Signed : Jennifer Chance Development Control Manager