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17/00545/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00545/B Applicant : Mrs Paula Percival Proposal : Replacement of two existing roof lights Site Address : 26 Berkeley Street Douglas Isle of Man IM2 3QA
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 26 Berkeley Street, Douglas which is a two storey terraced property located on the northern side of Berkeley Street. The rear of the property is accessed by Berkeley Street Lane which serves the terraced properties.
2.0 THE PROPOSAL 2.1 The application seeks approval for replacement of two existing roof lights measuring 0.66m x 0.98m. The existing measure 0.44m x 0.59m.
3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is predominantly residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site falls within a Conservation Area.
3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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 been the subject of the following previous applications:
4.2 Replacement of existing timber windows with timber sliding sash to front elevation and timber casement to rear, all frames stained oak colour - 17/00318/B - APPROVED.
4.3 Extension to rear elevation - 11/00989/B - APPROVED
5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose (received on 02.06.2017).
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.
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17/00545/B
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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 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 alterations to the front elevation are the most important, being the elevation which is most publically viewable. The existing roof lights are not especially prominent features within the street scene. The proposal would result in an increase in the size of the rooflights, albeit they would still be appropriate in design and scale and would be small or similar in size to a number of neighbouring roof lights found along Berkeley Street. Overall, it is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
7.0 RECOMMENDATION 7.1 The application is recommend for approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and (e) 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: 19.06.2017
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.
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17/00545/B
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This approval relates to the submitted documents and drawing all received on 17th May 2017.
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: 29.06.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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