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20/00552/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00552/B Applicant : Mr Paul & Mrs Vicky Butler Proposal : Creation of covered area to lower ground floor yard with balcony over Site Address : 6 Windsor Terrace Douglas Isle Of Man IM1 3LU
Principal Planner: Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.07.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. It is considered that the development satisfies Environment Policies 34 and 35 and General Policy 2 all of the Strategic Plan.
Plans/Drawings/Information;
This decision relates to drawings 987-001 and 987-002 both received on 26.05.20. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of 6, Windsor Terrace, a three storey semi detached dwelling which backs onto the broogh behind Back Marina Road opposite the rear of the Sefton
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Hotel and Gaiety Theatre. The property is semi-detached due to its attachment on the southern side to number 5 where the adjoining sections are matching flat roofed, relatively plain side annex of each building.
1.2 The reminder of both buildings are more ornate with a heavy cornice between first and second floors, vertically proportioned windows on all floors and a round headed front entrance door aperture filled with a timber door with semi- circular fanlight above.
THE PROPOSAL 2.1 Proposed is the covering over of the side yard next to the adjoining property through the introduction of a flat roof slightly higher than the front boundary wall with a flat rooflight which can be walked upon and around the light, a balcony accessed from a new door in lieu of an existing window in the side of the main part of the house.
PLANNING POLICY 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 and the draft Area Plan for the East as Predominantly Residential and also within the Windsor Road Conservation Area.
3.2 The Conservation Area Appraisal describes Windsor Terrace as the architect, John Crellin's "piece de resistance" and refers to the covered passages giving access to the front of these properties. It also states, "It is difficult to appreciate the impact of the entire terrace as a complete work of architecture, however there is a very grand presence achieved from the use of monumental Classical Orders, which although rare in the Island, is seldom employed to such a level of excellence as seen in Windsor Terrace".
3.3 It goes on, "The group has a delightful change of scale when approached from the rear access and where the houses have an altogether different and more domestic character, although the gates and railings ensure that the architectural presence is maintained on the streetscape." It refers to number 4 as being the most complete and original and which should be held as an example for future works of conservation. It refers to the sash windows and the doors, rusticated plinths serving to enhance the feeling of grandeur and concludes that the terrace is "certainly one of the most outstanding architectural statements that the Island possesses and undoubtedly desires [sic] Conservation Area status and in due course, Registered Building designation".
3.4 As the property sits within a Conservation Area development must preserve or enhance the character or appearance of the area as stated in Environment Policy 35 and PPS1/01. EP 34 prefers the use of traditional materials in the maintenance extension or alteration of traditional buildings, which this certainly is.
3.5 General Policy 2 sets out general standards for new development and in it, it recommends that regard should be had to the impact of the development on the character of the area and on the living conditions of those in nearby dwellings (GP2b, c and g).
PLANNING HISTORY 4.1 The property has been the subject of previous applications for alterations and extensions, none of which is considered relevant to the current application.
REPRESENTATIONS 5.1 Highway Services have no highway interest in the application (23.06.20).
5.2 Douglas Borough Council has no objection (25.06.20).
ASSESSMENT
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6.1 The main issue in this case is the impact of the works on the character and appearance of the area, having regard to the requirement for development within a Conservation Area to preserve or enhance and also whether there would be any adverse impact on the living conditions of those in adjacent property.
Conservation 6.2 The development will have a limited impact on the appearance and character of the area and the Conservation Area as most will be below the height of the existing front boundary walls, particularly with the use of the flat rooflight rather than a lantern light. The Registered Buildings Officer has considered the application and agrees with this conclusion although noting that the impact would be increased by the installation of patio furniture and taller structures. The incorporation of the rooflight effectively reduces the amount of usable area for such structures (as standing above it may be uncomfortable and tables and chairs would reduce the amount of available light below which is presumable the purpose of the glazing. The materials to be used match those in the main house.
Living conditions of neighbours 6.3 The terrace are will introduce an opportunity for overlooking that does not presently exist. The applicant notes that the adjacent yard has already been roofed over and obscured rooflights and the windows in the adjacent property serve non habitable rooms. They expect the neighbours to be supporting the application, however no representations have been received from the neighbouring property and as such this has not been taken into consideration in the recommendation which is based on the officer's assessment of the impact of the proposal on the neighbours.
6.4 The Registered Buildings Officer has been consulted and has no objection to the application.
CONCLUSION 7.1 It is considered that the development satisfies Environment Policies 34 and 35 and General Policy 2 all of the Strategic Plan and the application is supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
(a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status. __
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I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 24.07.2020
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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