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Application No.: 16/01048/B Applicant: Vivienne Moore Proposal: Removal and installation of roof to rear and removal of wall and creation of double doors. Site Address: 43 Palatine Road Douglas Isle Of Man IM2 3BP Case Officer : Mr Chris Balmer Photo Taken: 05.10.2016 Site Visit: 05.10.2016 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application is the residential curtilage of 43 Palatine Road, Douglas which is a midterrace dwelling. The properties that make up this terrace are two storeys in height with a pitched roof dormer window in the front elevation to provide living accommodation in the roofspace - these seem to be original features, or at least to have been quite uniformly added at some point in the past. While the majority of the dwellings have lost their traditional window forms to their detriment, the boundary treatment of dwarf walls with railings stop and roughcast render with smooth render surrounds are generally retained. All the dwellings have a short stepped access to their front door, with those at the south-western end (where the application site lies) having a greater number of steps owing to their sitting lower than those to the north-eastern end. - 1.2 To the rear of the application dwelling is a single storey extension with an unusual gull-wing roof. This style of roof is found occasionally along the rear of Palatine Road but is not common. It is not known if it was once a feature characteristic to this set of houses - in any case it is now the exception rather than the rule. This part of the dwelling provides for a utility room off the kitchen at present, and is formed between the more substantial two-storey outrigger and wall running along the rear access lane common to the properties of the terrace.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the almost entire re-building of the utility room extension, comprising some new walling along with the gull-wing roof and its replacement with a flat roof. A single but large roof lantern window is also proposed within the new flat roof. The works would take place on the same footprint of the existing utility room and so no additional floor space would result. A new uPVC patio doors are proposed within the elevation facing into the rear yard area of the property. - 2.2 The works proposed would result in a new dining room, which is part of a wider scheme of works that are understood to relate to the need to provide accommodation for a disabled family member.
3.0 PLANNING HISTORY - 3.1 Related to this, planning approval was granted under PA 15/00006/B for alterations to the front access arrangements to enable easier access for a disabled occupant of the dwelling. The proposal sought to replace the existing five steps with seven at a slightly shallower angle, but which also reflected the fact that the front yard slopes up away from the highway at present (and also has a stepped access from it). Also approved was the installation of a wall-mounted platform of a stairlift-type design.
3.2 Planning application 16/00100/B was recently approved for the installation of new pitched roof and alteration to windows on existing rear extension. This is very similar to the current proposal albeit had a lean-to roof design and had two single windows instead of the patio doors now proposed.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is in an area zoned as "Predominantly Residential" on the Douglas Local Plan 1998, and it is not within a Conservation Area. As such, the relevant policy to consider is General Policy 2 of the Strategic Plan, which presumes in favour of development that is appropriate in form, scale and design relative to both the site and its surroundings and where this would not result in a highway safety issue. The site does not fall within one of Douglas' Conservation Areas.
5.0 REPRESENTATIONS - 5.1 Highway Services of the Department of Infrastructure stated that the proposal had no highway implications on 26.09.2016, while Douglas Borough Council offered no objection on 23.09.2016.
6.0 ASSESSMENT - 6.1 The proposed works are to the rear of the dwelling and are not publicly visible. The loss of the unusual roof form is certainly unfortunate but, equally, this feature is unusual without necessarily being especially characterful or worthy of retention, and the small extension that it covers would benefit from renovation in any case. It cannot be readily viewed from public positions and as such the impact on the Conservation Area from the proposal would be appropriately judged as 'neutral', not least since the proposed roof form is also found to the rear of Palatine Road. Moreover, the need for the proposal is compelling and would not result in any harmful impact on the appearance of the site or the rear of the terrace in general. It is therefore considered that the proposal is acceptable in terms of Environment Policy 35 and parts (b) and (c) of General Policy 2. - 6.2 While there would be alterations to the windows, replaced by a single patio door, alongside the provision of a new rooflight, none of these changes is considered to be materially harmful to neighbouring living conditions in terms of privacy. Equally, the proposed flat roof would not have any significant impacts upon neighbouring amenities to warrant a refusal. The proposal therefore complies with part (g) of GP2. Other Matters - 6.3 It is noted on the drawing that details have been included of a further single storey extension providing an additional bathroom. The drawing annotates this as "NOTE: New extension to Government's Design". After discussion (meeting at planning office 14th October 2016) with the applicant they confirmed this aspect does not form part of this current application.
7.0 RECOMMENDATION - 7.1 Given the above, it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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: 26.10.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: following discussions with the applicant's agent (14th October 2016) they confirmed this was not to be included as part of this current application and therefore the application has been determined on this basis.
This approval relates to drawings reference numbers C-04-02 REV A and C-04-03 both received on 8th September 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 27.10.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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