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The application site comprises the residential curtilage of 4 Mona Street in Douglas. The property is a three storey (plus basement) Victorian terraced dwelling located on the northern side of Mona Street.
Proposed is the retrospective installation of replacement windows to the front and rear elevations, in addition to the retrospective installation of a replacement front door.
The original windows were painted timber sliding sashes. These have been removed and replaced with top hung white upvc casements with a 50/50 split.
The original front door was a traditional painted timber panelled style. There was also a painted timber surround and fanlight frame over. These have been removed and replaced with white upvc alternatives.
There are no previous planning applications for the application site which are considered relevant in the assessment and determination of this application. However, Mona Street has a history of
planning applications for replacement doors and windows. The following previous planning applications for neighbouring properties have been granted decisions since the adoption of the Isle of Man Strategic Plan in 2007 and are considered relevant in the assessment and determination of this application;
14 Mona Street; 07/01688/R - Refused 03.01.08 Retention of UPVC front door and surrounding frame. Reason for Refusal 1; The retention of the uPVC front door and surrounding frame would be contrary to General Policy 2 and Environment 35 of the Isle of Man Strategic Plan 2007 in that it would result in the loss of a unifying element in the streetscene, which is located within the Windsor Road Conservation Area, and would not preserve or enhance the character and appearance of the Conservation Area to the detriment of the visual amenities of the locality.
07/01690/B - Permitted 03.01.08 Alterations, retention of UPVC casement windows to front and external access and stairs to rear elevation.
09/00098/R - Committee Declined to Consider 30.01.09 Installation of replacement front door and frame. 09/00408/B - Permitted 22.05.09 Installation of a timber front door with glazed panels and fanlight. Condition 3; The development shall be finished in accordance with the submitted sample and letter from Mr Kinnell date stamped 5th May 2009 indicating in the finish to be Ebony, black. Condition4; The replacement door must be installed within 3 months from the date of this permission.
27 Mona Street; 09/00974/B - Refused at Appeal 25.11.09 Installation of a replacement front door. Reason for Refusal 1; Insufficient detail has been submitted to accurately assess the impact of the proposal on the visual amenities of the locality. Reason for Refusal 2; Notwithstanding the inadequacies of the submitted application, the proposed works would be contrary to General Policy 2 and Environment Policies 35 of the Isle of Man Strategic Plan 2007 by reason of its design and external appearance would not preserve or enhance the character and appearance of the Conservation Area.
DEVELOPMENT PLAN POLICIES In terms of local plan policy, the application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is located within the Douglas (Windsor Road) Conservation Area.
The relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 35.
Policy 6 from Planning Circular 1/98 (The Alteration and Replacement of Windows), refers to windows within Conservation Areas and this policy is considered to be relevant to this proposal.
REPRESENTATIONS Douglas Corporation have no objection to the proposal. ASSESSMENT
The site is located with the Douglas (Windsor Road) Conservation Area, so the relevant policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area.
The proposed windows; The original windows were painted timber sliding sashes and they have been replaced with white upvc casements. In some cases, the planning authority has allowed casement windows when the existing windows were not traditional and the proposed casements, while not preferred, would be an improvement or would not change the existing situation.
From visiting the site, it was noticed that every other property in the terrace on the northern side of the street has casement windows to their front elevations. In the terrace on the opposite side of the street, some of the properties have sliding sash windows to their front elevations, although only numbers 7,19 and 21 have sliding sashes to every window on the front. Taking the character of the surrounding area into account, it is therefore considered that in this instance, the replacement casements would be an acceptable replacement. Whilst they would not be sliding sashes, the glazing sections of the proposed casements would be similar to the originals. The windows policy states that there is no preference to the material used in windows in Conservation Areas, so the proposed upvc is satisfactory.
The proposed door; Given the nature of the application, it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan, which 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."
The front door which was removed is thought to have been the original painted timber panelled door. A photograph of the property taken by the Conservation Section of the Department on 3 March 2010 is proof that the original door was in place at that time.
Many other properties in Mona Street have retained their original doors and there is a history of planning applications for the installation of upvc front doors being refused. All but one of the other properties in Mona Street has a timber front door and many of these are considered to be the originals (number 25 on the opposite terrace has a white upvc door).
It is considered that the historic appearance of the street is strongly influenced by the detailing in the timber front doors and surrounds. It is felt that upvc doors do not have the same degree of texture and warmth as wood, and that their design is incongruous.
Given the location of the application site within a Conservation Area and the timber doors to other properties in the street, it is considered that the removal of a timber door and its replacement with a white upvc door cannot be considered as preserving or enhancing the Area, so the proposal fails to comply with Environment Policy 35 from the Strategic Plan.
The proposed windows are considered to be an acceptable replacement, but the proposed door would not preserve or enhance the character or appearance of the property and does not comply with Environment Policy 35 from the Isle of Man Strategic Plan 2007. Planning Officers cannot recommend split decisions on planning applications, so even though the windows part of this application would be acceptable, the whole application is recommended for refusal due to the proposed door.
Due to the unlawful installation of the replacement windows and front door, and the planning authority's refusal of this application, an amended planning application(s) is required to be submitted.
Within two months of the date of this notice, a planning application must be submitted for the installation of a replacement door and surround, which is in painted timber and of a similar design to one of the traditional styles in the terrace; the Department's Conservation Officer, Mr S. Moore (telephone 685944) is available to advise on the detail of the design, if required. Further to this, within six months of planning permission being granted for the installation of a replacement painted timber door, that door must be installed in accordance with the approved plans.
Within two months of the date of this notice, a planning application must be submitted for the installation of the replacement windows. This may form part of the above application for a suitable replacement front door.
The above requirements are subject to any possible appeal against the refusal and the decision becoming final.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Refused
Date of Recommendation: 10.12.2010
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The retention of the uPVC front door is contrary to Environment Policy 35 of the Isle of Man Strategic Plan 2007 as it introduces an unduly inappropriate feature into the street scene, which does not preserve or enhance the character and appearance of the Conservation Area and adversely affects the visual amenities of the locality.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made : Refused Date : ...... 15/12/10 Signed : ...... 13 December 2010
10/01594/B
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Senior Planning Officer
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