Officer Report

Application No.: 14/01194/B Applicant: Mr Paulo Rodrigues Proposal: Installation of a replacement front door to dwelling Site Address: 43 Hildesley Road Douglas Isle Of Man IM2 5AX Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 43 Hildesley Road, a two storey mid terraced dwelling sited on the south western side of Hildesley Road in Douglas. The site also lies within the Selbourne Drive Conservation Area.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for the replacement of the existing front timber door and top light with a composite door in a UPVC frame with top light.

3.0 PLANNING HISTORY - 3.1 Previously, planning permission was granted in 2004 under PA 03/01946/B for the installation of uPVC sliding sash windows to replace the existing.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site is within the Selbourne Drive Conservation Area. - 4.2 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 affect adversely the amenity of local residents or the character of the locality;
• (e) 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."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection to the current planning application (11/11/2014).

6.0 ASSESSMENT - 6.1 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved, for example the implementation of doors and traditionally styled windows. - 6.2 There is a mix of front doors along Hildesley Road with no overriding design or style of doors present within the locality. The proposed replacement door is not considered to detract from the appearance of the main dwelling. The use of UPVC in the area is not uncommon as there are a number of dwellings with both UPVC framed windows and doors within the street scene and wider area. The new door proposed under this scheme is considered acceptable and is not judged to detract from the existing appearance and character of the dwellinghouse or Selbourne Drive Conservation Area. 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

17.11.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 Location Plan, Site Plan, 1 x A4 Photograph showing the existing door and 2 x A4 information sheets showing the new proposed door all date stamped as received on 16th October 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 19th November 2014 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management