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17/01098/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01098/B Applicant : Mr Ralph Gibbons Proposal : Demolition of outbuildings and erection of extension to rear of property Site Address : 16 Berkeley Street Douglas Isle of Man IM2 3QA
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.12.2017 __
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.
Plans/Drawings/Information:
This approval relates to drawings reference number 138-01 all received on 18th October 2017.
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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
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17/01098/B Page 2 of 3
2.1 The application seeks approval for the demolition of outbuildings and erection of extension to rear of property and installation of replacement uPVC sliding sash windows to the front elevation.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is predominately residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site falls within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application:
3.3 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 (n) is designed having due regard to best practice in reducing energy consumption."
3.4 Environment 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."
4.0 PLANNING HISTORY 4.1 This property has not been the subject of any previous applications.
5.0 REPRESENTATIONS 5.1 Highway Services do not oppose (received on 08.11.2017).
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
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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 windows to the front elevation would be an enhancement, give the existing are uPVC casement windows and the new windows would reinstate the original method of opening to sliding sash.
6.4 The works to the rear again would be an enhancement from a visual standpoint, given the existing brick rear wall would be replaced with the painted render wall of the same height.
6.5 The demolition of the existing single storey outbuildings and extension of the existing kitchen would also be acceptable. The kitchen extension would represent a infill development between the two storey outrigger of the application site and neighbouring property (Nr 14). Accordingly, the works to the rear would not have any significant impact upon neighbouring amenities.
7.0 RECOMMENDATION 7.1 Accordingly, replacing the windows to the front elevation is considered to be appropriate and it is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 & General Policy 2 of the Isle of Man Strategic Plan.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated. __
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: 14.12.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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