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Application No.: 17/01029/B Applicant: Axle Investments Group Holdings Limited Proposal: Alterations and extensions to tyre fitting workshop Site Address: 45 - 46 Derby Square Douglas Isle of Man IM1 3LP Case Officer : Mr Jason Singleton Site Visit: 18.10.2017 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 06.04.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that the proposed development will not prejudice the general appearance of the locality and in the interests of highway safety.
This approval relates to drawings referenced: 35524.01 date stamped received 29th September 2017. 35524.03 date stamped received 16th March 2018. Roller shutter trade literature date stamped received 29th September 2017.
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The owners/occupiers of; 48 Derby Square 50 Derby Square 52 Derby Square
It is recommended that the following persons should be given Interested Person Status on the basis that they have made written submissions and they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):
The owners/occupiers of;
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.1 The application site is the curtilage of National Tyre Service Ltd located on the western side of Derby Square in Douglas, including the car parking area to the south of the workshop. The car park adjoins the site to the south of the main buildings which are single storey. The car park has an area of around 775 sq m with space for up to 15 cars. - 1.2 The existing building is unique to the area and is a long standing commercial operation sitting within a residential area. The building is a gable fronted metal frame construction with brick/stone walls and a roller shutter door centrally located and timber windows either side in a - 3 over 3 glazing pattern. The building measures 12m wide and 18.8m long (area 225 sq m) which is set back from the highway by 5m. The height of the building to the ridge is 7.3m.
1.3 The workshop building is strikingly different to the immediate surrounding area, which is characterised by tall Victorian terraced dwellings with a centrally placed Victorian garden. The properties have a rendered finish and a bounded by low rise rendered walls to the front. The application site is within the Windsor Road Conservation Area. - 1.4 Within the Conservation area Appraisal, It is noted that many buildings still retain a high level of their original features to the front elevations. The majority of the buildings are stone built with stucco facades and vertical sliding sash windows. They were embellished with mouldings, columns and cast/wrought iron balconies. (Para 5.2 page 18) The west side of Derby Square; No's 47-58 are noted for their characteristic traits with the terrace being at a higher level of the site with all properties featuring steps up to the front door; the inclusion of ironwork balconies to the front is noted and with erosion of these over the years would be a welcomed reinstatement along its length and some of the mouldings have been lost from above the window heads. There is no mention of the application site. THE PROPOSAL
2.1 Proposed are a series of material alterations to the front elevation wall/ entrance. The scope of works would see the front elevation of the building, removed and rebuilt in 100mm block/ cavity wall. The finish would be rendered blockwork and painted to match the existing. Part of the works would see a larger roller shutter opening installed from existing
3.1 16/00872/B - Erection of an extension - Approved. This application gained consent to construct a single storey lean to extension on the south elevation within the car park. This provided ancillary accommodation; (reception, office and paper storage) outside of the garage working area, creating an accessible public toilet facility and public waiting area. The proposed extension would measure 5.5m wide and 16m long (88 sq m floor area) with a mono pitched roof tying into the underside of the existing roof.
3.2 13/00780/B - Rebuilding of perimeter wall (retrospective) - Approved. This application gained approval for the existing car park wall to be demolished and replaced with a rendered concrete wall. - 3.3 11/00988/B - Re- roofing workshop building. Approved. This application sought to reroof the building. The existing roofing was profile asbestos. It was replaced with platsicol sheeting in a colour called "Merlin Grey".
4.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map (South). The existing use is therefore non-conforming.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this planning application: - 4.3 Environment Policy 35 "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.4 Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
REPRESENTATIONS
5.1 Douglas Borough Council does not object (18/10/17)
5.2 Highway Services have no objection (19/10/17) & (On the amended plans 22/03/18 do not object) - 5.3 The occupier of 48 Derby Square, (25/10/17) objects on account the proposal would increase business use; lead to an increase in the volume of traffic and volume of lorries which in turn would lead to an increase in noise. The increase in use would also lead to an increase in a risk of accidents on an already narrow road. Customers to the workshop are taking residents parking spaces at the top of Derby Square, in particular opposite No's 47-55. These issues and the visual impact of the proposal should be refused as the area is a residential area. - 5.4 The occupier of 50 Derby Square, (26/10/17) objects to the side extension on the ground of increase in traffic to the area and the proposal is inappropriate to the conservation area. The existing frontage is shabby and does not match the improving standards of the area or the architectural style of the rest of Derby Square. The design of the roller shutter door and the two windows facing Derby square are no aligned with the windows of the existing structure which are aligned with the rest of Derby Square. The proposal would lead to an increase of use, noise and put extra pressure on the current parking provision. - 5.5 The occupier of 52 Derby Square, (24/10/17) objects to the window sizes; The current windows are identical in size to all existing frontages in the same terrace and should be maintained as such. Also the removal of the horizontal feature (render banding) above ground floor should be included as it carries along the entire terrace. The proposed extension is not in keeping with the area and is not sympathetic to the front elevation having a non-symmetrical shape as a lean to extension. - 5.6 On the amended drawings comments were received from the occupiers from 50 Derby Square and from the IoM Victorian Society (05/04/18 & 06/04/18) both stating that there should be no reduction in the width of the windows; the windows should feature concrete cills to the windows to match the terrace; all windows should be Upvc sliding sash with no horns; there should be no window margins (1930's addition); the side extension should feature a fanlight above the door; the front elevation should be finished in a plain cement render with a horizontal ashlar markings and the appearance of the side extension resembles a shed like appearance.
6.1 The starting point for this application is Environment Policy 35, 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. In this case the fundamental issues to consider in the assessment of this planning application are;
6.2 Whilst the use is contrary to the land use zoning of residential, the proposed works are to a long established business use in this location. The buildings use and appearance is different than the remaining of the streetscene and its existing use is at odds with the residential character of the square. - 6.3 The application is mainly addressing the structural integrity of the front elevation, seeking to replace the front façade and amend the appearance. Therefore if the appearance and details are acceptable, the proposal could be deemed to be compliant with Environmental Policy 35.
6.4 The side lean-to extension as indicated on the drawings was approved under a former approval 16/00872/B, and is still valid. The extension as indicated on the plans is the same as previously approved and considered appropriate given that the 2016 application can be implemented immediately. This application is more concerned with the front elevation of the garage/workshop. - 6.5 Following the comments from the representations, the amended drawings now propose a modified front façade that now matches the window height levels as those of No. 47 (immediate neighbour) and the terrace; The horizontal render banding that is on the existing building above the roller shutter door is replaced to match the level of that to No.47 and the terrace; The pronounced reveal details around the windows is replicated as evidenced on the existing building and proportionate windows bar glazing included. The above alterations visually help with the legibility of the front façade and tie into the fenestration and ornate detailing of the adjacent neighbouring property No.47, whilst giving the property a more balanced appearance. The comments regarding the window opening mechanisms and widths; plain cement finish and horizontal ashlar markings; and the appearance of the side extension are all noted. However, striking a balance, the existing appearance would be retained by this proposal.
6.6 In considering the application with regard to being in a conservation area and the comments from the Victorian Society, it sits in a setting where there are diverse forms of character within the Victorian streetscape. The application site is unusual and arguably negative in its otherwise Victorian setting but the visual elements as proposed following comments of this application manage to preserve the character of the area whilst not significantly increasing, changing or intensifying the activity on the site. - 6.7 It is considered the proposal would not detract from those notable features as previously mentioned in the areas character appraisal and would not harm the character of the property or that of the street scene.
6.8 The objections received are noted in paragraphs 5.1-5.6, however it is the material appearance that is the subject of this application, whilst the design is subjective and may not be to the liking of residents, more importantly these proposed alterations (following amended drawings) would seek to tidy up the tired front façade within the streetscene. - 6.9 With regard to any increase in use or intensification of workmanship at the garage, this aspect is not considered to be measurable given the works are solely cosmetic. The working area inside and on the forecourt will remain the same and is deemed unobjectionable on those grounds.
6.10 This proposal utilises the same access arrangements as previously approved in 2016 and as existing. In cases such as these, with respect to highway safety, it is noted that Highways Services do not object to this application as noted in paragraph 5.2.
RECOMMENDATION
7.1 Overall, although not strictly in accordance with the land use designation, it is an alteration to an existing building and is in accordance with aforementioned Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 23.04.2018 Signed : J Singleton Presenting Officer Further to the decision of the Committee an additional report/condition reason was required
YES/NO
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