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18/01316/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01316/B Applicant : Mr Craig And Mrs Aimee Carlson Proposal : Alterations and extensions to property, including replacement windows and doors, removal of rear outbuildings and erection of single storey extension, removal and reconstruction of main front facade external wall (in association with 18/01317/CON). Site Address : 2 Osborne Terrace Douglas Isle Of Man IM1 3LH
Planning Officer: Mr Nick Salt Photo Taken : 15.01.2019 Site Visit : 15.01.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.01.2019 __
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.
C 2. The replacement front door and surround shall match the existing in terms of material, design, and glazing unless otherwise agreed in writing with the Department.
Reason: In the interests of the preservation of the Conservation Area character and the traditional appearance of the dwelling.
C 3. The proposed balustrade shall not be constructed until exact specifications and design of the proposed balustrade railing have been submitted to, and approved in writing by, the Department and the development shall be undertaken in accordance with these approved details.
Reason: In the interests of the preservation of the Conservation Area character and the traditional appearance of the dwelling.
C 4. All work of making good of the front elevation facade shall be finished to match exactly the existing building fabric in respect of type, size, bond, pointing, coursing, jointing, profile and texture. Any deviation from this shall be supported up by a structural engineers report and approved in writing by the department.
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Reason: In the interests of the character and appearance of the site and surrounding area.
C 5. Detailed drawings of the proposed window frames, at a minimum scale of 1:10 illustrating overall design, glazing bar and frame dimensions and arrangement, materials, reveal, opening mechanism, handles, latches and locks or a sample frame showing all of the above shall be submitted to and approved in writing by the Department prior to their installation. The windows shall be constructed and installed in accordance with the approved details and thereafter maintained.
Reason: In order to ensure that the character and appearance of a conservation area is maintained in accordance with Policies EP34 and EP35 of The Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of The Isle Of Man.
Plans/Drawings/Information;
This permission relates to the following plans and drawings, date stamped received on 14th December 2018:
o 932-010 Plans & Elevations as Existing, Location Plan, Photographs o 932-011 Plans & Elevations as Proposed, Site Plan __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is the residential curtilage of 2 Osborne Terrace, Douglas. The site is a mid- terrace Georgian dwelling with 3 and a half storeys and a extensive front garden. The site backs onto Cambridge Terrace and is bounded to Osborne Terrace by trees and hedging. It is within Windsor Road Conservation Area.
1.2 The area generally is characterised by similar dwellings, and shares mainly the features of the properties adjoining to the east and west (Nos. 1&3). Where the site dwelling differs on the front elevation is the absence of a traditional cast iron railing balustrade accessible from the first floor. The rear of the terraced dwellings all feature various past extensions, outhouses and dormer windows, which do not follow any traditional or shared design pattern.
1.3 The windows on the dwelling are a mix of uPVC and timber sliding sash, whilst the existing front dormer windows are traditional pitched roof designs. The rear yard is accessed via a wooden gate through a stone wall roughly matching the height of the ground floor. There is a timber Pergola towards the end of the front garden.
2.0 PROPOSAL 2.1 There are a number of external alterations proposed for the dwelling, these are:
o The removal and reconstruction of the main front façade external wall, the front door and surround will also be replaced with an identical match. o The replacement of the existing timber sliding sash and uPVC windows on the front elevation with new timber sliding sash throughout
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o The remaining windows to be replaced will feature uPVC in styles matching the existing. o The front elevation dormers will be removed and replaced with a new flat roof dormer set back in the roof - allowing for the creation of a balcony accessible via double glazed doors. o The original cast iron railing style balustrade on the front elevation will be reinstated with a similarly designed new balustrade. o The rear outbuildings within the rear yard will be removed and replaced with a single storey extension featuring a flat roof with roof lantern. o The existing roof will be re-slated with natural slate, a heritage style roof light will be installed on the front facing pitch of the roof. o The removal of the existing timber pergola within the front garden and its replacement with a traditional Victorian cast metal pergola measuring 3x2.4m and a glazed roof. o The rear dormer will be altered with two new uPVC windows and a fibreglass roof. o The boundary with number 3 will see the existing fence replaced with a 2m high screen wall.
3.0 PLANNING HISTORY 3.1 87/01575/B Construction of front and rear dormer window. 2 Osborne Terrace. Permitted.
3.2 5/00140/B Replacement of windows. 2 Osborne Terrace. Permitted.
3.3 03/00960/B Erection of summerhouse in front garden. 2 Osborne Terrace. Permitted.
3.4 11/00034/B Installation of replacement windows (timber to uPVC) on front elevation. 2 Osborne Terrace. Permitted.
4.0 PLANNING POLICY 4.1 The proposal site is in an area designated in the Douglas Local Plan 1998 as Predominantly Residential Use. The site is within Windsor Road Conservation Area.
4.2 Given the land use designation, General Policy 2 (in part) of the Isle of Man Strategic Plan 2016 applies "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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality."
4.3 Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. 4.4 As the site is within Windsor Road Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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."
4.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
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4.6 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is noted: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals. Whatever the material used in their construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows."
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council have no objections to this application (07.01.19).
5.2 The Registered Buildings Officer commented on 29.01.19 that there was no objection to the proposals, and applauded the use of traditional materials and design. The officer requested that additional conditions be attached to approved requiring details of the window frames to be used and the facade reconstruction/repair.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of this application are, the impacts on the visual amenity of the site, the street scene, and the conservation area . The impact on neighbouring residential amenity is also a consideration.
6.2 Considering first the window replacements on the dwelling, the proposal plans demonstrate that existing uPVC and timber sliding sash windows would be replaced throughout with timber sliding sash. This is necessary given the location of the site within Windsor Road Conservation Area. The replacement of the windows with the original opening method, glazing bar pattern and material will enhance and preserve the character of the conservation area and the dwelling itself. The same can be said for the proposed replacement front door which would match that of the existing. These parts of the proposal comply with Planning Circular 1/98 as well as the IOMSP policies outlined in section 4.
6.3 Following on from this, there are elements of the proposal which affect the roof of the dwelling and must be sensitive to its appearance within the street scene and the traditional nature of the site. The roof slate replacement would feature natural slate and recycle many of the original slates- this would ensure compliance with conservation area principles and policy, particularly Environment Policy 24 with the use of traditional materials. The roofscape would also be altered via the new dormer to the front, replacing the old dual pitched dormers. Whilst normally, the flat roof dormer would be a less welcome addition, it is acknowledged that the dormer windows on both 1 and 3 Osborne Terrace both feature similar constructions to the proposed. Additionally, this dormer would sit well below the roof ridge, feature dark cladding, and be set back from the front elevation, allowing for a balcony and double doors with the same Georgian glazing bar pattern as the rest of the front elevation. Overall, the front dormer proposed would sit well in the roofline of the terrace and would not be contrary to the character of the dwelling or area. With regard to the rear dormer, again, the remodelling would bring a more sympathetic appearance in relation to the windows, and the cladding, allowing a better fit with the roof.
6.4 The application plans state that the front façade of the building is in disrepair with bowed walls. It is proposed that the façade be rebuilt with the reinstatement of all mouldings and features - it is expected that it will match the existing as demonstrated in drawing 932- 011. The reinstatement of the original façade would be accompanied by a new cast iron railing balustrade. This feature is considered an original part of the building and is present on both adjoining dwellings. Its reinstatement will not only ensure the continued structural integrity of
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the dwelling but will restore its original traditional appearance. In this respect, these elements would also contribute towards the enhancement of the conservation area. This view is also shared by the DEFA Registered Buildings Officer.
6.5 Moving to the front garden area, the removal of the existing timber pergola and replacement with a decorative metal/glazed roof alternative would not have a major impact on the site. Its small size (4.2x2.4) would not result in an imposing feature on the street scene or neighbouring properties, and it is likely that the metal construction and decorative railings would better compliment the traditional nature of the main dwelling. Furthermore, whilst 4 small trees/shrubs would be removed, those closest to the pergola and the boundary with Osborne Terrace should be retained. The replacement of the timber fence with a 2m high screen on the boundary with No.3 close to the dwellings, would partially block light entering the window closest to it on the ground floor of No.3. However, this would be very marginal increase from the existing fence, and it is considered that adequate light would still enter that room. Any impact on neighbour amenity in this regard would be negligible and not a sufficient reason for refusal.
6.6 Finally, the extension to the rear of the dwelling must be assessed. The 'tidying' of the rear of the property with the removal of smaller constructions would be welcome. With regard to the windows on the rear elevation, replacements proposed would feature the same method of opening and glazing bar pattern and therefore comply with the above policies. The ground floor extension would sit partially above the rear wall of the property, with the roof lantern likely to be partly visible from Cambridge Terrace and Albion Terrace. However, the design or scale would not be out of keeping with the street scene and would not have so great a visual impact as to warrant a reason for refusal.
6.7 Overlooking risk has been assessed from the proposed windows, dormers and the balcony. It is not considered likely that there would be a noticeable increase to the detriment of neighbours amenity. The windows and dormers would generally retain their existing positions. The front balcony is a feature which is not likely to overlook given its positioning not directly in front of any dwelling.
7.0 CONCLUSION 7.1 In summary, the proposal complies with the aforementioned IOMSP policies and is regarded to preserve or enhance the conservation area. The application is recommended for approval.
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.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
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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.
Decision Made : Permitted
Date: 30.01.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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