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20/01199/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01199/B Applicant : Mr Ralph Scott Gibbons Proposal : Installation of replacement windows and door, erection of decking, fencing, and utilities shed (retrospective) Site Address : 16 Berkeley Street Douglas Isle Of Man IM2 3QA
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.12.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01, Policy 1/98 and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents, photos and drawing no. 138-01, 138-03 date-stamped as having been received on 14th October 2020 .
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 16 Berkeley Street, Douglas which is a two-storey terraced property located on the northern side of Berkeley Street and south of Berkeley Street Lane which provides access to the terraced properties along Berkeley Street.
2.0 THE PROPOSAL 2.1 The application seeks retrospective approval for the replacement of the hipped roof of front elevation bay windows, replacement of front entrance door, replacement of a window on
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the rear elevation of the main building which is on top of the extension and a window on the east elevation of the rear extension. The application also raised the level of the decking and erection of a timber boiler house.
3.0 PLANNING HISTORY 3.1 Demolition of outbuildings and erection of extension to rear of the property was APPROVED under PA 17/01098/B. The current application raised the level of the decking and moved the entrance to the decking from the rare lane from northeast to northwest corner of the site.
4.0 PLANNING POLICY 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. The site is within the Selborne Drive Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality".
4.4 Environmental Policy 35 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."
4.5 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas);
"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."
4.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows set 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".
4.7 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
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4.8 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION 5.1 Douglas Borough Council has no objection on this application (04/11/2020).
5.2 DoI Highway Services states there is no highway interest in this application (09/11/2020).
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property and potential impact upon neighbouring amenities.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building but the special character and quality of the area as a whole. With this in mind, it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). 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.
6.3 The proposed replacement roof and windows to the front elevation roof and door are considered to at least preserve and in some cases (the door) enhance the character of the conservation area. The replacement windows on the rear elevation are not visible by the public and are therefore considered acceptable.
6.4 The raising of the decking and the erection of the timber shed is not visible to the public. The timber appearance blends in with its surroundings and is considered acceptable.
6.5 The level that the decking has been raised is not enough to create additional overlooking and is therefore considered acceptable.
7.0 CONCLUSION 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval.
8.0 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 which 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:
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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 above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 22.12.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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