Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:20616}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS PREVIOUS PLANNING APPLICATION 11/00986/B TO WHICH IT IS INHERENTLY RELATED WAS CONSIDERED BY THE PLANNING COMMITTEE.

The Application Site

1. The application site comprises the curtilage of 'Woodlands', Alexander Drive, Douglas. 'Woodlands' is a substantial detached two and a half-storey dwelling in the Arts & Crafts style with red brick, black and white timbering and red tiled roof. It sits in a substantial site bounding Quarter Bridge Road to the North Western boundary, Alexander Drive to the Southern boundary and Woodlands Avenue to the eastern boundary. The site is heavily treed and contains former Coach Houses etc to the east and north eastern boundary. The existing house sits on a platform with the ground dropping away to Quarter Bridge Road.

The Proposal

1. The proposal comprises the erection of a detached garage and creation of additional vehicular access.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

1. Planning application 11/00986/B sought planning approval for the erection of a detached garage and creation of additional vehicular access. This previous planning application was approved on the 18th October 2011.

Planning Policy

1. In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

1. As the property is a Registered Building (RB 190), the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS and RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

1. Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications states:

"The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

1. Planning Policy Statement 1/01 RB/5: Alterations and Extensions states:

"In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

1. 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."

1. Environment Policy 32 states:

"Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

Representations

1. Douglas Borough Council have no objections to the planning application.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. Substantial pre-application discussions have taken place with the applicant and his agent culminating in this application which is representative of those discussions.
2. For clarity, the Registration of Woodlands is defined in red on the mapping attached to the Registration documentations, as being the main house itself. However, clearly a major part of the consideration of this application is the impact these proposals will have on the setting of the Registered Building.
3. This application is essentially a series of amendments to previous application 11/00986/B which was approved. The issues of its size, location, material finishes and impact upon the Registered Building were considered in the previous application and as there is no change to this aspect of the proposals, will not be summarily considered within these proposals. This application essentially seeks approval for the following:

A pitched roof to the building (with the addition of three number conservation type roof lights) where previously approved was a flat roof; A revision to the lower access off Alexander Drive to include a 'hammerhead'; and A minor re-siting of the building.

1. The addition of the pitched roof is clearly the biggest change in the proposals. In discussion with the applicant, there was a clear concern at the use and constructional 'flaws' of a flat roof, especially given the proximity of the trees. The applicant had a strong desire for a pitched roof, which has culminated in this application. The previously applied for flat roof approach, which was hidden atop a pitched perimeter of roof, was preferred in order to keep the height of the building a low as reasonably possible and as a result, reduce the proposals impact upon the Registered Building.
2. Ultimately, the building will only likely be seen from within the grounds of Woodlands with only glimpses of the proposals visible from without the site through the surrounding trees. Quarterbridge Road is too low, with the profile of the land itself hiding the proposed and the surrounding trees should provide sufficient screening from Alexander Drive. The proposed roof is traditional in form and material finish and should not have a significantly larger impact upon the Registered house and is therefore, acceptable.
3. The lower vehicular access of Alexander Drive has been amended to include a 'hammerhead'. Whilst this is not specifically annotated and justified, it does not impact upon any existing trees and is a minor amendment to an already approved accessway.
4. It is noted that the revised proposals result in the removal of a mature tree. Whilst this is regrettable, a site visit confirmed that the tree appeared to be in poor condition. The removal of this tree is in response to the desire to move the proposed Garage further away for the existing terrace walling. This was discussed on site as it is clear that construction of the proposed is made unnecessarily complicated by its proximity to this existing terrace wall. Moving the proposed thus, will not have any greater impact upon the Registered Building and is therefore in not itself contentious.

1. On balance, and being mindful of the issues set out above and within the previously approved application 11/00986/B, it is recommended that the application be approved as it is considered to comply with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policies 32 of the Isle of Man Strategic Plan (20th June 2007) and is therefore acceptable.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	07.08.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
O : Notes attached to refusals
C 1.	The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.	This permission relates to the erection of a detached garage and the creation of an additional vehicular access as shown in the following drawings all date stamped 11th June 2012: WL/11/1192/1D Proposed Plans and Elevations WL/11/1192/2C Photos of existing and Proposed Site Section WL/11/1192/3D Proposed Plan 1/250 indicating sight lines WL/11/1192/4 Proposed 1/50 Plan and Elevation of New Vehicular Access WL/11/1192/5C Block Plan 1/500 WL/11/1192/6C Location Plan 1/1250

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... Committee Meeting Date : ...

Signed : ... Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO