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39 Hawarden Avenue Douglas IM1 4BW Application for Full Planning Approval Russell Cowin • Kindly Lawrence • Applicant Horncastle Thomas Ltd • Agent
39 Hawarden Avenue is a 2-storey terraced property with a converted loft located on the south side of Hawarden Avenue in Douglas. The property is in the Woodbourne Road Conservation Area.
This application seeks approval for alterations to the rear of the property, largely obscured by the rear yard wall, including the demolition and replacement of an existing JPVC conservatory, the replacement of the back door with a larger set of French windows and the replacement of a small utility room window with a larger kitchen window.
There is no additional area created by this application; an existing JPVC conservatory is to be demolished (approx 7m²) and replaced with a new utility room (approx 7m²) with a solid flat roof, a rooftight over an existing internal glazed door and an external glazed door.
The existing utility room, currently located so as to separate the kitchen from the rear external yard, is to be removed to form a single kitchen/dining space with the internal floor level raised to that of the existing kitchen.
It is proposed that to connect the kitchen to the generally-south-facing yard with a large window to the rear along with a set of French windows to the side of the kitchen outrigger.
In order to improve this connection, it is proposed to raise the level of the existing yard with decking/joining, stepping down to the level of the existing back gate. In order to accommodate this change in levels some alterations are proposed to the existing external storage outrigger. The internal wall would be removed, the existing timber doors replaced with windows to suit the new levels and a new door opening formed next to the yard wall. The existing door into the new lane would be renewed in materials and format to match the existing door.
No changes are proposed to the front of the property, all of the changes are to the rear; there is no material effect on the scale or appearance of the existing property within the conservation area.
The roof of the existing conservatory is visible from the back lane; the proposed replacement utility roof would also be visible, as would the top of the new kitchen window. This view is mediated by an existing small fence attached to the top of the rear yard wall. This would either be maintained or replaced in matching materials.
There is currently no on-site parking provision and this application does not seek to make any changes to this arrangement.
The existing dwelling has stopped access to the front and rear. No changes are proposed to this but it should be noted that the access to the rear yard from the property will be improved by reducing the number of steps between the kitchen and adjacent area of decking/joining.
The proposals are subject to Strategic Policy 4a and General Policy 2 of the Isle of Man Strategic Plan along with Environment Policies 34 +35 (along with CA/2 of the 'Policy + Guidance Notes for the Conservation of the Historic Environment of the Isle of Man').
Strategic Policy 4: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest."
Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
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."
Policy CA/2 • Special Planning Considerations: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
The proposals would cause no harm to the character of the Conservation Area. The front of the property would remain entirely unaltered, all of the alterations are proposed to the rear. The removal of the JPVC conservatory is considered an enhancement, its replacement with a flat roof utility room between outriggers at the rear of the property will be a higher quality construction and would cause no detriment to the character of the area.
General Policy 2: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with the other policies of the Strategic Plan will normally be permitted, provided that the development:
ii) the proposals respect the site and surroundings being appropriate to both the neighbouring properties and to the existing property;
A rear elevation from lane B front elevation from Hawarden Avenue C 'panoramic' view of yard
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