DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00766/B Applicant: Ms Tracy Broom Proposal: Installation of replacement front door Site Address: Arnside Athol Street Port St Mary Isle Of Man IM9 5DS Planning Officer: Lucy Kinrade Photo Taken: 30.07.2024 Site Visit: 30.07.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.08.2024

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. Approval is given only to the installation of the 'Ludlow 2' door style. There shall be no installation of the 'Flint 4' door style.

Reason: For the avoidance of doubt as the application was submitted with two door options and only the 'Ludlow 2' door with the four panel design with two top panels glazed being considered acceptable in this case.

This application has been recommended for approval for the following reason.

The 'Ludlow 2' door is considered to have an acceptable visual impact according with General Policy 2 (b, c, g) and the principles of Environment Policies 35 and 42 of the Isle of Man Strategic Plan 2016. A condition in respect of the 'Ludlow 2' door style being approved only is necessary in this case.

Plans/Drawings/Information; This approval relates to the following information only:

• o 'Ludlow 2' door specification sheet
• o 2 x site photo's
• o Site and Location Plan

• all date received 08/07/2024

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site relates to Arnside, Athol Street, Port St Mary.

2.0 PROPOSAL - 2.1 Proposed is the replacement of the front door and top light. - 2.2 Two door options are provided:

• o 'ludlow 2' - four panel door with top two panels glazed with details lead glass
• o 'flint 4' - cottage style with single central lead glazed panel

- 3.0 PLANNING HISTORY

3.1 The site was recently approved for two dormers under 23/01213/B. - 4.0 PLANNING POLICY

4.1 The site is designated as 'Predominantly Residential' in the Area Plan for the South (2013). It is within a proposed Conservation Area. It is recognised as being at surface water flood risk.

4.2 The following policies of the Isle of Man Strategic Plan 2016 are particularly relevant to this proposal:-

• o General Policy 2 (GP2) - Development within land-use zones;
• o paragraph 8.12.1 - resumption in favour of residential development in residential areas
• o Environment Policy 35 - works within a conservation area must preserve or enhance
• o Environment Policy 42 - new development must be designed to take into account character and identity of locality.

4.3 Material Considerations:

• o PPS 1/01 - guidance on works in CA and to older buildings
• o Section 4.10 of the Residential Design Guide (RDG) covers architectural details.
• o Post St Mary Character Appraisal makes reference to existing UPVC doors already having negative impact on the proposed conservation area.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Port St. Mary Commissioners - No Objection (dated 25/07/2024)

5.2 Department of Infrastructure (DOI) Highways Division - No highways interest (19/07/2024) - 5.3 DEFA Registered Buildings and Conservation Area team - although no formal written comments have been received, there were verbal discussions with the RB Officer 02/08/2024 who concurred with the officer conclusion that the replacement top light would match with those already in the streetscene and that the 'ludlow 2' door option would be more akin to the door it's to replace and preserving the overall appearance. Whilst a more coastal theme colour finish to the door might be more appropriate, the oak would not be so unacceptable in this case.

5.4 Comments were also sought from the following people but nothing received as of 02/08/2024: o Manx National Heritage

- 6.0 ASSESSMENT

6.1 The existing door is not original and does not positively contribute to the character and appearance of the existing property or the surrounding area.

6.2 The 'flint 4' option is considered to be an inappropriate door style for this property and in this location and would be recommended for refusal for neither preserving or enhancing the character and appearance of the property or area. - 6.3 The 'ludlow 2' option is however considered to be similar in style to the existing door having two glazed panels to the upper half, and now introducing two panels to the lower half which is more akin and harmonious to those other UPVC non-traditional door styles found in the immediate streetscene and the overall character and appearance of the property and wider streetscene would be preserved. - 6.4 Whilst there were some reservations for the lead glass detailing and oak colour for the door not being typical for such coastal sea side locations, the existing door already has lead glazing and so this new glazing would be no different, and the oak colour would not be so harmful in this case given the mixed door varieties in the area to warrant a refusal.

CONCLUSION

7.1 Whilst it's a shame that consideration has not been given to replacing the existing plastic door with a more traditional styled timber door and timber framing system, the proposed 'Ludlow 2' door style and top light is most similar to that of the existing and considered to be acceptable in this instance preserving the overall character and appearance of the property and not resulting in any adverse harm to the wider streetscene. The application is considered to have an acceptable visual impact according with General Policy 2 (b, c, g) and the principles of Environment Policies 35 and 42 of the Isle of Man Strategic Plan 2016. A condition in respect of the 'Ludlow 2' door style being approved is necessary in this case. INTERESTED PERSON STATUS - 8.1 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. 8.2 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: 12.08.2024 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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