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The application site is the curtilage of 7 Lancaster Road, Douglas, a terraced dwelling located in a Conservation Area. The terrace has a distinctive appearance which is of architectural interest. To the rear of the property is a service lane which serves Lancaster Road and Hildesley Road.
This application seeks approval for the installation of dormers and glazed roof over yard to rear elevation and roof lights to front elevation.
The dormer windows would have flat roofs with one being constructed in the rear slope of the main roof and the other being constructed in the slope of the rear outlet. Neither dormer would breach the height of the main ridge of the property. The plans also show tow roof lights which would be positioned in the front slope of the roof. A glazed enclosure would be constructed above the section of yard which runs parallel to the rear outlet.
The application has been amended to now include the installation of gas and electricity boxes below the window on the front elevation.
The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan. The site is within a Conservation Area. Within the Isle of Man Strategic Plan, General Policy 2 is relevant. This 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:"
The relevant parts are considered to be:
Environment Policy 35 sets out the stance taken to development within Conservation Areas. It 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 following previous planning applications are considered relevant to the determination of this proposal:
88/01135/B sought approval for pebble-dashing of property and front boundary wall. This was refused. 92/00654/B sought approval for rendering and dashing of front elevation. This was permitted.
The Highways Division of the Department of Infrastructure does not object to this application.
Douglas Corporation has no objection to this application.
The main issues to be assessed in the determination of this application are the impact of the proposal upon the Conservation Area (EP35) and the impact of the proposal upon the amenity of adjacent properties (GP2).
As the site is within Conservation Area, the proposal has been discussed with the Building Conservation Officer who felt that if the rear elevation is not readily visible to the public, the proposal is likely to have a neutral impact upon the architectural interest of the area. A site visit was carried out in order to identify where the rear elevation is visible from. This revealed that the rear elevation, which faces onto a service lane, is not readily visible from public vantage points.
In terms of impacts upon residential amenity, the glazing of part of the rear yard would result in the wall between the application site and No. 9 being increased in height by approximately 0.55 metres (this is the largest increase – the existing wall steps down four times where as the extended wall would have a single step with an angled top). It is concluded that the increase in height of the wall would not cause unacceptable harm to the amenity of No.9.
As the front garden area of the property and others in the terrace are bounded by a wall, the area below the front windows is not readily visible to the public. It is considered that the installation of meter boxes would not cause harm to the Conservation Area.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 06.09.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the installation of dormers and glazed roof over yard to rear elevation and roof lights to front elevation, 7 Lancaster Road, Douglas as shown by 02 received 13th July 2011 and 01 rev A received 11th August 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 23/9/11
Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Development Control Manager
6 September 2011 11/00971/B Page 4 of 4
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