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16/00394/GB
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00394/GB Applicant : Mr Ian Pilbeam Proposal : Installation of a replacement roof and front elevation external door to utility room (In association with 16/00395/CON) Site Address : 4 Victoria Terrace Douglas Isle of Man IM2 4EU
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The site is the curtilage of No. 4 Victoria Terrace, Douglas, situated off Victoria Road and aligned North West to South East, Victoria Terrace rises from the edge of the original coastal plain. It was part of the mid to late Nineteenth Century expansion of Douglas.
1.2 The topography of the Terrace and the surrounding urban development means that there is a general absence of any vistas into or out of the Terrace. With no landscape in the form of a either communal garden or trees lining the street, the houses affront the pavement with minimal garden space.
1.3 The terraces have hipped roofs clad in Welsh slate, with chimneys displaying a variety of pots, situated at the junction of the hips with the ridge and act as 'bookends' containing each Villa. At Ground Floor a large rectangular painted timber sliding sash window. Classically styled pedimented single storey porches housing the front entrance doors to the two properties articulate the building frontages.
1.4 The rear of the properties facing the rear lane which would no doubt have allowed service access to the rear of the properties have, almost without exception, been altered with the addition of First Floor Bathrooms over the original front to rear passageway. These passageways are articulated at the rear with rendered stone pillars one on the boundary and on the corner of the building featuring inset render panels, a detail replicated in the front and rear elevation of the chimneys.
1.5 The rear gardens are unusual for the time in that they are level with the Ground Floor rather than the Basement as was usually the case.
2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of a replacement roof and front elevation external door to utility room (In association with 16/00395/CON). The works are to the existing single storey utility room which is currently situated at the side of the property, which has a secondary pedestrian access onto Victoria Terrace. The frontage of this building has a similar classically styled walling and pillars similar in style to the front porch. The works included the replacement of the existing simple timber door on a like for like basis, installation of a new flat roof which includes a velux roof light within. The new roof and roof light would be set behind the front parapet wall.
3.0 PLANNING HISTORY
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16/00394/GB
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3.1 The following previous applications are considered to be specifically material in the assessment of the current application:
3.2 Creation of an off street parking area with access via Victoria Place ( In association with 05/00268GB) - 05/00268/CON - APPROVED
3.3 Creation of an off street parking area with access via Victoria Place ( In association with 05/00268CON) - 05/00268/GB - APPROVED
4.0 PLANNING POLICY 4.1 The site is identified as being within a "Predominantly Residential" Map 2 (South) within the Douglas Local Plan 1998.
4.2 As No.4 Victoria Terrace is a Registered Building (RB 187) the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policies 1 and 2, and Environment Policy 35. These should be read in conjunction with Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
4.3 Strategic Policy 4 states: '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; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'
4.4 General Policy 1: 'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'
4.5 General Policy 2 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: (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
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(n) is designed having due regard to best practice in reducing energy consumption."
4.6 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
4.7 Policy RB/3 General Criteria applied in considering Registered Building Applications states: "The issues that are generally relevant to the consideration of all registered building applications are:-
o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."
4.8 Policy RB/5 - Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. 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.
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. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
5.0 REPRESENTATIONS 5.1 DOI Highway Services have no objection (received on 18.04.2016).
6.0 ASSESSMENT 6.1 The key issue in the consideration of this application is whether the extensions or alterations to this Registered Building would detrimentally affect its character as a building of special architectural or historic interest.
6.2 As indicated all works are to the existing single storey utility building which is located to the side of the main dwelling house. The only works which would be apparent from public views would be the replacement of the existing timber door on a like for like basis. It is considered these works would be acceptable. The works which include a new roof would replace the existing lean-to style
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clear corrugated pvc roof sheeting, which is not an original feature. The proposal would represent an improvement over the existing upv roof sheeting. Furthermore, given the works would be set below and behind the front parapet walling, the new roof and the velux roof light would not be apparent form public views.
6.3 In conclusion, these works are of a relatively minor nature and have minimal impact upon the character of the Registered Building and the Registered Terrace as a whole. Therefore the proposals are not considered to have a detrimental impact upon the character of the Registered Building and is therefore considered to comply with Strategic Policy 4, General Policies 1 and 2, and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and in doing so are considered acceptable.
7.0 RECOMMENDATION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.0 PARTY STATUS: 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and o The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.05.2016
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to drawing reference number 1733-01 received on 6th April 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 02.06.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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