Planning Officer Report

Planning Officer Report And Recommendations {{table:15208}}

Officer's Report

The Application Site

1. The application site is the residential curtilage of 9 Upper Dukes Road, a two storey, traditional terraced property with unique 'diaper work' contrasting brick frontage which characterises the area.

1. The terrace is located on the south-east side of Upper Dukes Road, opposite the southern part of Noble's Park. The front elevation of the terrace directly adjoins the public pavement where there is on-street parking.

The Proposal

1. The proposal comprises the installation of replacement doors to the front and rear elevations of the dwelling.

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:

PA 06/00018/B: Installation of UPVC casement windows to replace existing on front and rear elevations. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Douglas Local Plan Order 1989 (Planning Circular 2/89). The site in the designated Olympia Conservation Area for Douglas. There are no policies that are relevant to this application within the written statement that accompanies Planning Circular 2/89.

1. In terms of strategic plan policy, 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:

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

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."

Representations

1. Douglas Borough Commissioners have no objections to the planning application.

Assessment

1. The planning application seeks approval for the removal of the existing timber front and rear doors and to replace these with PVCU woodgrain external finish with obscure glass in the upper part to the front elevation and in total white PVCU to the rear of the elevation.

1. The main issue to consider in the assessment of this planning application is the impact of the proposal on the conservation area. Given the location of the proposed rear white PVCU door replacing the existing timber frame, there is no undue harm to the street scene as it can be considered not to be readily visible from the public thoroughfare and the proposed white PVCU door will be in keeping in with the white PVC windows that are existing on the rear of the dwelling. In terms of the proposed new front door, again, it will be keeping in with the colour of the existing windows and door on the front. Public or private amenity and street scene again would not be considered to be affected as other existing dwellings on Upper Dukes Road have a mixture of timber and PVCU doors to both the front and rear of the dwelling. After consulting the Conservation Officer who has viewed the plans and is happy with the proposal, it is judged that the proposal will not have an adverse impact on Olympia Conservation Area. In this instance the proposed development is in accordance with General Policy 2 and Environment Policy 35 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, Douglas Borough 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: 06.01.2012 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 drawings showing the location and site plan, Photo of front elevation, Rear elevation showing proposed door, Front elevation showing location of proposed door, Proposed front door and Proposed rear door. and Rear elevation as existing date stamped 25th November 2011.

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 : 11 January 2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager