4 August 2009 · Delegated
27, Mona Street, Douglas, Isle Of Man, IM1 2qe
The application proposed replacing the existing timber front door and frames at 27 Mona Street — a residential property within a Conservation Area in Douglas — with a blue composite uPVC door and frames. The submitted application contained no scaled drawings of the proposed door; only a photomontage was provided, which the officer considered wholly inadequate for proper assessment. Even setting aside the inadequate submission, the officer concluded that replacing a traditional timber door with modern uPVC materials would introduce an alien feature into the streetscene. This would be detrimental to the character and appearance of the Conservation Area, failing the test under Environment Policy 35 of the Isle of Man Strategic Plan 2007, which requires development within Conservation Areas to preserve or enhance their character and appearance. The application was refused on both grounds.
The application was refused for two reasons. First, no scaled drawings were submitted, making it impossible to properly assess the visual impact of the proposed door. Second, and more fundamentally, replacing a timber door with uPVC frames and a composite door would not preserve or enhance the Conservation Area's character — it would introduce a modern, alien feature into the streetscene, contrary to General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007.
Refusal Reasons
General Policy 2
contrary to General Policy 2 and Environment Policies 35
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
contrary to General Policy 2 and Environment Policies 35
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
