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23/00728/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00728/CON Applicant : Mr George William Loughran Proposal : Registered Building consent for demolition elements to PA 23/00727/B Site Address : Osborne House 5 Osborne Terrace Douglas Isle Of Man IM1 3LH
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.09.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
C 2. Prior to the commencement of development, samples of the proposed window frames and door shall be submitted to the Department for approval. The development shall thereafter be carried out in strict accordance with the approved details.
Reason: In the interests of safeguarding the character of the Conservation Area.
This application has been recommended for approval for the following reason. The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing residential property without resulting in a detrimental impact upon the character of the Conservation Area, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to the following drawings referenced;
Location plan Existing and proposed plans and elevations - 1668.1
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23/00728/CON Page 2 of 4
Received 06.07.23 __
Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The application site relates to a 4 storey mid-terraced dwellinghouse and its associated curtilage on the Osborne Terrace, Douglas. The property falls within the Windsor Road Conservation Area and comprises one of a row of 7 terraced properties which are present on historic mapping dating from the 1860s.
1.2 The front elevation of the property is well-recessed from the Osborne Terrace streetscene with the property, as per other properties within the terrace and those within Cambridge Terrace behind, benefitting from substantial well-landscaped front gardens. The rear elevation of the property backs onto Cambridge Terrace, which effectively comprises a Mews frontage along with other properties within the terrace. The property benefits from a rear garage and enclosed yard area which front the rear streetscene.
2.0 THE PROPOSAL 2.1 Registered Building Consent is sought for the erection of a flat roofed infill extension in the rear yard area which would connect to the utility room behind and follow the same roof height. The extension would include a glass lantern at its rear and facilitate a new hallway, EC and enclosed store. The existing oil tank is to be removed and replaced with gas, with the addition of a gas meter box to be installed on the front elevation.
2.2 The extension would be finished in painted sand cement render as per the existing. The plans indicate that UPVC will be utilised for the new window and door in the font elevation.
3.0 PLANNING HISTORY 3.1 03/00080/B - Remedial alterations to front elevation and erection of replacement rear outlet incorporating garage - Permitted
4.0 PLANNING POLICY 4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes, whilst falling within the Windsor Road Conservation Area.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 5 Design and visual impact
General Policy 2 General Development Considerations
Environment Policy 35 Development within Conservation Areas 42 Designed to respect the character and identity of the locality
4.5 Residential Design Guide (2021)
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23/00728/CON Page 3 of 4
This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Douglas Borough Council - No response received at the time of writing.
5.2 Highways Services - No objection. (14 07.23)
5.3 Manx National Heritage - No response received at the time of writing.
5.4 Registered Buildings Officer - No response received at the time of writing.
6.0 ASSESSMENT 6.1 The proposals seek the erection of a small rear infill extension to replace a partially enclosed rear yard area, the height of which would mirror an extension single-storey rear projection to the property set further back from the streetscene. The resultant extension would be marginally recessed from the rear building line of the adjoining garage, and utilise matching materials to the remainder of the property. The proposals are considered to be fairly minor in scale and footprint, and such that they would successfully assimilate with the character and form of the existing property, without detracting from the character of the streetscene or the wider Conservation Area.
6.2 The proposed use of UPVC for the new window and door is noted. Whilst the use of timber would be preferable in this location, it is acceptable that a wider array of materials are already in existence for properties within the immediate locality. Ultimately, the acceptability of the material will depend on its quality and finish, and it is therefore considered prudent that such detail is secured by condition in this instance.
6.3 Given the above, the proposals are considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 (b) & (c) and Environment Policies 35 and 42 of the Strategic Plan, and in particular without resulting in a material impact upon the character and appearance of the wider Conservation Area.
7.0 CONCLUSION 7.1 The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing residential property without resulting in a detrimental impact upon the character of the Conservation Area, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) Manx National Heritage; and (c) The local authority in whose district the land the subject of the application is situated
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
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23/00728/CON Page 4 of 4
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 02.10.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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