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Application No.: 16/01303/B Applicant: Mrs Yvonne Donlan Proposal: Installation of a replacement front door Site Address: 29 Hildesley Road Douglas Isle of Man IM2 5AX Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The site is the residential curtilage of 29 Hildesley Road, Douglas which is an existing dwelling fronting onto Hildesley Road and backing onto a rear lane. - 1.2 The house is a terraced dwelling characterised by red Ruabon brick to the external walls and castellated parapets to the projecting bay windows. - 1.3 The existing dwelling has a total of five uPVC casement windows all within the projecting bay windows and perhaps the original timber panel door.
2.0 THE PROPOSAL - 2.1 Proposed is the replacement of the existing timber front door with a composite door with the top half having split glazed windows and two solid panels to the bottom half of the door. The door would be grey in colour. No alterations are proposed to the door frame or to the upper glazed window above the existing doorway.
3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The application site also lies within the Selborne Drive Conservation Area. - 3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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."
4.0 PLANNING HISTORY - 4.1 This property has not been the subject of any previous applications. The terrace has, however, been the subject of a number of applications; - 4.2 Perhaps the most relevant is an appeal decision which refused initially, but approved at Appeal for the installation of plastic framed casement windows at number 45 Hildesley Road (PA 11/00485/B). The existing windows were timber sliding sash windows as are those on the current application property. Whilst this does not specially deal with doors, the Inspector commented on the more important aspects of the Conservation Area and the terrace and it is considered the points made are relevant in the determination of this current application.
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objection (on 03.01.2017). - 5.2 Highway Services make have no objection (on 07.12.2016).
6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 The existing original timber door is proposed to be replaced with a composite door with the upper part being various glazed panels with the bottom part having two solid panels. The design of the door in terms of the upper panelling is different incorporating a different style and including glazing. The bottom section is similar to the original door design. However, visiting the whole street, it was noted that only a handful of the original doors are still in place out of 49 terraced properties have their original doors. The remaining are a total mixture of designs and styles which have been installed over a number of years, the more successful being of a similar style which are now proposed. Arguably what is proposed in terms of style and design would be more in keeping with the majority of the replacement doors within the terrace.
6.8 It is also clear when visiting the street that the main interest/character and uniqueness within the properties is the red brick to the external walls and castellated parapets to the projecting bay windows. There is an argument to be made that the windows and doors are of secondary important in terms of the character of the individual properties and street scene. This was a point raised by the Inspector when considering application 11/00485/B at 45 Hildesley Road, which was approved for the replacement of the existing timber sliding sash windows with top opening uPVC casement windows. - 6.9 Overall, given the previous history of applications to neighbouring properties and comments made by a previous Inspector, and the main interest of the properties is the red brick & castellated parapets; it is considered the proposal would on balance preserve (door) the Conservation Area and the individual property, mainly due to the main features (red brick & castellated parapets) being unaffected by the proposal and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order
Recommendation Recommended Decision: Permitted Date of Recommendation: 19.01.2017 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the location plan and photograph of the existing front door received on 21st November 2016 and the illustrations of the proposed door received on 19th December, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 25.01.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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