Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 14.08.2012 Site Visit: 14.08.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a two storey Victorian terrace dwelling on Hawarden Avenue in Douglas. The property also has a dormer integrated into its pitched slate roof offering additional floor space. The site is located within a Conservation Area. The front elevation of the property is finished in grey pebbledash and has a traditional green painted timber framed front door with associated glass panelling. The front door is set slightly inwards from the front elevation building line.

The Proposal

1. Proposed is the installation of a replacement front door at ground floor level with associated glass panelling. The replacement door will replicate the same design as the existing but be constructed from wood-effect uPVC.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

04/00824/B - Installation of uPVC windows to replace existing – Refused.

Planning Policy

1. The application site falls within an area designated for Predominantly Residential use in the Douglas (South) Local Plan 1998. The site also falls within the later adopted Selbourne Drive Conservation Area in 2003. There are no policies that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:

Application No.:	12/01088/B
Applicant:	Mr Craig Carl Taylor
Proposal:	Installation of a replacement front door
Site Address:	22 Hawarden Avenue Douglas Isle Of Man IM1 4BS

"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".

Environment 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."

Representations

1. Douglas Borough Council has no objection to the proposal.

Assessment

1. The proposed replacement door and associated glass panelling replicates a similar design pattern and appearance to the existing. Although not constructed from timber, the replacement door can still enhance the original character of the dwelling and adjoining properties within the terrace, subsequently not be of detriment to the character of the Conservation Area. As such, the proposal complies with the relevant policy provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007.

Recommendation

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

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, 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: 03.09.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 the installation of a replacement front door, as shown in the 1:500 scale Location Plan, and the 1:50 scale proposal drawing, both received on 31st July 2012.

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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 : 4.9.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sonnout Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager