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16/00321/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00321/B Applicant : Garforth Ltd Proposal : Alterations, renewal of existing roof coverings with artificial slate, replacement of porch roof with insulated flat roof and installation of first floor render Site Address : Laureston Studio 1 Ballaquayle Road Douglas Isle Of Man IM2 5DF
Case Officer : Miss Abigail Morgan Photo Taken : 01.06.2016 Site Visit : 01.06.2016 Expected Decision Level : Officer Delegation
Officer’s Report 1.0 SITE
1.1 The application site is commercial property at Laureston Studio, 1 Ballaquayle Road on the corner with Duke Street. At ground floor is a cafe, a clinic and a shop and at first floor there is an apartment. The ground floor has more modern shop front windows, while the first floor retains its art deco style.
1.2 Opposite is Crosby Terrace Douglas, which is Victorian terrace 2/12 - 3 storey town houses, to the rear along Dukes Road are more modern properties which appear to have been built in the 1960/70s.
1.3 The application site lies within the Ballaquayle Road Conservation Area and this particular part is reflected in the Conservation Area Appraisal which states; "The length of Ballaquayle road is more recognised for the terraces fronting the road which progress down the hill towards the sea"... (page 5). The application building is not specifically mentioned, however it is recognised that '... a wide variety of house designs can be found and the influence of Georgian, Regency, Victorian, Edwardian, and Arts and Crafts Periods are all recognisable and this unique mix gives vibrance and vitality to the built fabric of the Island's Capital.'
1.4 The proposed works are to the first floor which is an apartment. The apartment is accessed from the rear yard area. The apartment has white upvc windows and a number of metal cowls over cavity vents, which have been painted the same colour as the render. These were fitted to try and improve the internal environment to the apartment. The building has a mansard roof to the main elevations of Ballaquayle Road and Dukes Road with a pitch to the rear elevation.
2.0 THE PROPOSAL
2.1 Proposed is the replacement of roof tiles with fibre cement artificial slate, replacement of porch roof at the rear with insulated flat roof and installation of overclad acrylic render system to be white/cream and removal of the flue. The render system is apx 70mm thick.
2.2 The proposals are to improve the internal living conditions for the occupants.
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16/00321/B
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2.3 Following discussions with the Agent the existing projecting panel is to be retained as part of the render cladding system.
3.0 PLANNING HISTORY
3.1 The main planning history for this building is in relation to the ground floor, the most recent are;
10/01074/B replacement of shop fronts and windows - approved
02/01151/B - Rendering of brickwork areas - approved
4.0 PLANNING POLICIES
4.1 In terms of local plan policy, the application lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. As previously mentioned, the application site lies within Ballaquayle Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application:
4.3 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."
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection to the proposals. 19.05.16.
5.2 DOI Highways - no highway interest. 18.04.2016.
6.0 ASSESSMENT
6.1 The main issues are considered to be the impact on the character and appearance of the building and the Conservation Area. In this case these two issues are considered to be related.
6.2 The application site is located in an area where there are many diverse forms of character within the street scape, albeit predominantly Victorian terrace. While not specifically referred to in the Conservation Area Statement this building could be considered to be a unique part of the conservation area, in any event the proposed render cladding would match the existing and the proposals would result in the removal of some more modern additions (flue and vent covers), therefore it is considered to preserve the building and the street scene. The colour specified on the plans is either cream or white, it is considered that either colour would be appropriate therefore it is not considered necessary for a condition to control this.
6.3 The roof is to the rear of the property and is only visible when looking from Dukes Road towards Ballaquayle Road. The proposed change in roof to artificial slate is not considered to detrimentally affect important views into the Conservation Area or to affect a special feature which contributes to the character or quality of the Conservation Area. Overall due to its limited visibility, from within the Conservation Area, it is considered to have a neutral effect on the street scene.
6.4 In respect of the remainder of the proposed works, it is considered the proposed modifications would not harm the character of the property or the street scene or detract from the overall special quality and character of the Ballaquayle Road Conservation Area.
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16/00321/B
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7.0 CONCLUSION
7.1 On the basis of the above the application 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: (a) The applicant, or if there is one, the applicant's agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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: 15.07.2016
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.
This approval relates to Site Plan and Drawing nos 4470/EX1 Rev A both date stamped received 21 March 2016 and 4469/P1 Rev C date stamped received 8 June 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.
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16/00321/B
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Decision Made : Permitted
Date: 22.07.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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