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                                      24/00172/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00172/B Applicant : Mr Ian & Mrs Margaret Wilson Proposal : Demolition of existing garage and construction of replacement garage with alterations to boundary wall Site Address : Cushag Eleanora Drive Douglas Isle Of Man IM2 3NN

Planning Officer: Hamish Laird Photo Taken : 09.05.2024 Site Visit : 09.05.2024 Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 10.05.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to accord with the requirements of General Policy 2 g) and h); and, Environment Policies 30, 32 and 35; and, is acceptable.

Plans/Drawings/Information; The development shall be carried out in accordance with the following approved plans and documents, namely:

Drawing No. 1094-01 - Site Location Plan; Drawing No. 1094-02 - Site Plan; Drawing No. 1094-04 -Plans and elevations as proposed; Schedule of Proposed Works;

All stamped received and dated 15th February, 2024. __

Interested Person Status - Additional Persons

None

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                                      24/00172/B                                     Page  2  of  4

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is a 2-storey end terraced dwelling at Cushag, Eleanora Drive, Douglas, which is a 2-storey dwelling, of red brick and grey render (side) walls, under a red, clay, plain-tiled roof. It is set back from the road behind a low brick wall with pedestrian gate access; and, has a return frontage to its South West side where the brick wall abuts the access road leading from Eleanora Drive leading to a series of garages either side including the existing single garage located in the property's rear garden. The Garage is sited immediately adjacent to an electricity sub-station of similar bulk, form and scale, which is also accessed from the same service road. The surroundings are residential with adjoining properties comprising similar dwellings fronting Selborne Drive, to the west and those opposite the site in Eleanora Drive, are single storey, c. 1960's dwellings. The site lies within the settlement boundary and is shown on Proposals Map 5 Douglas Town Centre in the Area Plan for the East (2020), where the site and surroundings are designated as 'Predominantly Residential'. The site lies within the Douglas (Windsor Road) Conservation Area, although the site itself is not a Registered Building.

1.2 At the rear of the property fronting directly onto the access road is a brick built singles garage under a pitched, tiled roof with a browny-red coloured, three section folding wooden garage door, set in from the adjoining approx. 1.8m high boundary wall fronting directly onto the access road. There is on street parking in the form of Disc Parking available in Eleanora Drive and Selborne Road. The site is within easy walking distance of the town centre and close to a bus route along Quarterbridge Road, and Albany Road.

2.0 THE PROPOSAL 2.1 The current 24/00172/B application seeks approval for: "Demolition of existing garage and construction of replacement garage with alterations to boundary wall".

2.2 A corresponding application 24/00173/CON seeks approval for: "Registered Building consent for demolition elements to PA 24/00172/B"

2.3 The 24/00172/B application involves: o The demolition of the existing garage which measures approx. 3.3m wide x 4.4m deep x 2.3m to the eaves and a ridge height of 3.4m. The new garage would measure approx. 3.6m wide x 6.5m deep x 2.5m to the eaves and 3.6m to the ridge. It would be constructed from clay red brick to match as closely as possible those used for the dwelling; a smooth painted render finish would be applied to the electricity sub-station side of the garage. Natural slate covering for the pitched roof. Black uPVC gutters a downpipes would be employed, along with an 'Up and Over' garage door with timber-boarded effect to resemble the existing garage doors.

The existing wall curvature on the garden (NW) side of the garage abutting the service road would be rebuilt, as would the ; erection of an extension to the kitchen at ground floor level 1.725m wide x 4.84m deep with a flat roof over. The existing wall projecting out from the front of the garage on the boundary with the electricity sub-station would also be replaced like-for-like in the same matching brick.

3.0 PLANNING HISTORY 3.1 There are two previous planning applications relating to the property:

21/00793/B - Installation of replacement windows - Approved - 02.09.2021 14/01311/B - Demolition of existing, and erection of a replacement porch, and alterations to dwelling - permitted - 4/2/2015 14/00188/B - Installation of patio doors to rear elevation (retrospective) - permitted - 29/4/2014. 00/02131/B - Installation of uPVC windows to replace existing - permitted - 27/4/2001.

4.0 PLANNING POLICY

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                                      24/00172/B                                     Page  3  of  4

4.1 In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential' in the Area Plan for the East (2020). The application site is within the Douglas (Windsor Road) Conservation Area.

4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

4.3 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 accords with the following relevant elements: (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; (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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and

4.4 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

4.5 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.

5.0 REPRESENTATIONS 5.1 Douglas Borough Council (1/3/24) - No objections.

5.2 DoI Highway Services (26/2/24) comments: "24/00172/B - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking."

5.3 No third party representation have been received.

6.0 ASSESSMENT 6.1 Environment Policy 32 sets out planning policy with regard to development affecting Registered Buildings; whereas, Environment Policy 35 sets out the policy with regard to development within a Conservation Area. Environment Policy 32 states that development involving extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." Environment Policy 35 indicates that development would only be permitted within a Conservation Area if it would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.

6.2 In this case, the proposal is for the replacement of the existing garage set to the rear of the property and accessed from a service road, which is a common arrangement in the locality. The new garage would measure approx. 3.6m wide x 6.5m deep x 2.5m to the eaves and 3.6m to the ridge. It would be constructed from clay red brick to match as closely as possible those used for the dwelling; and, would have a smooth painted render finish applied to the electricity sub-station side of the garage. A natural slate covering would be used for the pitched roof. Black

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                                      24/00172/B                                     Page  4  of  4

uPVC gutters a downpipes would be employed, along with an 'Up and Over' garage door with timber-boarded effect to resemble the existing garage doors. The proposal also involves rebuilding parts of the existing site boundary wall adjacent to the service road The proposed replacement garage would be slightly wider and taller at the ridge (200mm) than the e existing garage. This is considered to be in keeping with the character and appearance of the area and the new garage would be well-related to the character and appearance of the host dwelling by being constructed in these materials.

6.3 The replacement of parts of the existing boundary walls on a like-for-like basis using similar bricks would not be greatly noticed once constructed, however, they would continue the built form as is in this location and their demolition and re-construction is considered to be acceptable. In visual terms regarding the built form proposed, the impact of the development on the character, fabric and setting of the Registered Building; and, the visual impact on the character and appearance of the Conservation Area, both the replacement garage and reconstruction of the walls either side as shown on the sub mitted drawings are considered to be acceptable and the proposed development accords with the provisions of Policies GP 2 b) and c); and, Environment Policies 32 and 35 in the Isle of Man Strategic Plan 2016.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application for the replacement garage and the alterations to the boundary wall either side of the garage access, are acceptable in both planning and Registered Buildings terms in that they would not unduly detract from the character, fabric and setting of the RB; or, have an unacceptably adverse impact on the character of the Conservation Area given that the proposed works are to be undertaken to the rear of the main dwelling on the site. The proposed works would not unduly impact on the use and enjoyment of neighbouring properties; or, adversely impact on highway safety; and would comply with the principles of General Policy 2, and Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016. The planning and Registered Building applications are both recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.

8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by the Acting Head of Development Management 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 : 16.05.2024

Determining officer Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

Customer note

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