256826

==== PAGE 1 ====

30 September 2014 14/00810/GB Page 1 of 5 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00810/GB Applicant : Mr Jason Smith Proposal : Installation of two replacement roof lights, French doors to replace existing window and blocking up kitchen door (in association with 14/00811/CON) Site Address : 27 Governors Road Onchan Isle Of Man IM3 1AY

Case Officer : Mr Trevor Wilson Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

APPLICATION SITE

1.1 The application site, No. 27 Governors Road, Onchan is currently a Registered Building as indicated on the Department of Infrastructure's protected buildings list number 129. The site is located within a modest terrace of what appears to be late Victorian two storey houses.

1.2 The terrace is located alongside Main Road as it enters the village of Onchan via the roundabout which is located just outside of the established Conservation area lying between the village of Onchan and Governor's Bridge roundabout on the outskirts of Douglas.

THE PROPOSAL

2.1 The application seeks Planning permission for the installation of two replacement roof lights, French doors to replace existing window located to rear of the property and the blocking up of the existing rear kitchen door in association with 14/00811/CON.

2.2 Ground Floor Rear: The existing kitchen door sited within the rear annexe is to be in- filled, the adjacent window will in-turn be opened up in order to create door access into the rear yard area utilising a pair of timber French doors.

2.3 First floor: The existing Victorian metal skylight currently located to the rear of the property above the landing of the first flight of stairs is to be replaced with a modern and slightly enlarged Conservation pattern skylight.

2.4 Upper Floor: It is proposed by the applicant to replace the existing rooflight located to the front elevation with a slightly larger Conservation pattern skylight to the front of the roof

2.5 Roof: Applicant to carryout remedial works to roof utilising matching slates.

PLANNING HISTORY

3.1 98/01891/GB Installation of new windows to match existing and re-rendering to external walls.

PLANNING POLICY

==== PAGE 2 ====

30 September 2014 14/00810/GB Page 2 of 5

4.1 The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:

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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.'

The Isle of Man Strategic Plan - Planning Policy 4 (a) in relation to Registered Buildings; Proposals for development must protect or enhance the fabric.

Windows Policy 1/98 Category b) BUILDINGS IN CONSERVATION AREAS

'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 materials 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'.

The Onchan Local Plan 2000 identifies the area as being predominantly residential.

Policy and Guidance notes for the Conservation of the Historic Environment Planning Policy RB/5 Alterations and Extensions;

'There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

==== PAGE 3 ====

30 September 2014 14/00810/GB Page 3 of 5 Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting'.

REPRESENTATIONS

5.1 Onchan District Commissioners recommend that the application be approved.

ASSESSMENT

6.1 This property, along with the other properties in this Registered terrace, were designed and built by local builder John Cowley in 1897. Though giving the appearance of two storey properties, Cowley incorporated an additional floor level within the roof space in order to provide additional living space which essentially produces a three storey configuration.

6.2 The unique feature to this unassuming terrace was the incorporation by Cowley, of a workshop and builders yard designed to look like yet another house within the terrace. Overall the terrace has outwardly remained essentially unchanged and this is also evident to the rear elevations which have retained their outbuilding annexes featuring original doors to W.C's, coal sheds and wash-house. Whilst these original features cannot readily be observed from the public domain all of the properties in the terrace appear to have retained them to a greater degree.

6.3 Aside from the features of note, the overall design of the terrace is generally unassuming, and could be regarded stylistically as 'common place'. As the proposed alterations involving the existing window located to the rear elevation dining room and existing kitchen door, neither of these can be readily viewed from the public domain, obscured as they are by the high boundary wall, their loss would not overtly detract from the building's status as a Registered Building. By creating an access point through the dining room area and blocking off the external kitchen door, this will serve to increase the area available in the kitchen. As a result, this would avoid major disruptive alterations to the kitchen annexe, as previously proposed, which would have had a detrimental impact upon the building to a greater degree than those works now submitted for consideration. Had that been the case this would in-turn have created a precedent from which neighbouring Registered properties may have followed.

6.4 With respect to the proposed marginally larger conservation pattern skylight replacements, these too should not adversely impact upon the appearance of the roof-scape as similar units, both to the front and rear of the terrace, have been previously fitted without unduly detracting from the original appearance of the properties.

6.5 In relation to the remedial works to the roof, the applicant's intention is to replace only those slates in need of replacing in order to prevent further water ingress employing either existing slates or new matching slates. Such works can be considered as maintenance which would not require Planning or Registered Building Consent.

6.6 It is considered that the amended proposals outlined above, received after extensive consultations with both the applicant and his agent are appropriate. Accordingly it is recommended that the application be permitted.

RECOMMENDATION

7.1 It is recommended that the application is permitted.

==== PAGE 4 ====

30 September 2014 14/00810/GB Page 4 of 5 8. PARTY STATUS

8.1 The neighbouring adjacent properties by virtue of the Town and Country Planning (Development Procedure) Order 2013 (Determination of interested persons) be considered "interested persons" and as such should be afforded party status.

8.2 The local authority, Onchan Commissioners, are by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

8.3 The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

17.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

--

This approval relates to the following information all date stamped 10 Jul 2014; Ref No 2014.06.01 Site and Location Plans, Ref No 2014.06.02 Existing Plans and Section, Ref 2014.06.03 Existing Elevations, Ref No 2014.06.04 Ex and Proposed G.F. Plans. Photos., Ref No 2014.06.05 Proposed Elevations and Velux technical information sheet entitled 'Conservation Roof Light window system brochure'

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

==== PAGE 5 ====

30 September 2014 14/00810/GB Page 5 of 5 Decision Made : Permitted Date : 1/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management