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24/00542/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00542/B Applicant : Mr & Mrs Ruth and Dean Johnson Proposal : Single-storey extension at rear of property (in association with 24/00618/CON) Site Address : 8 Somerset Road Douglas Isle Of Man IM2 5AD
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.08.2024 __
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.
C 2. Demolition of the roof of the outbuilding must not be undertaken outside of the bat hibernation period and so should not take place between the 1st of October and the 31st of March in any year.
The applicant must make sure that checks for bats are made around the building prior to any work taking place. Should bats, or evidence of bats such as staining or bat droppings be found then any other work that has commenced must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577 or the Manx Bat Group Helpline 07624 366177.
Reason: To accord with Environment Policy 4 of the Isle of Man Strategic Plan.
C 3. The external materials and finishes of the extension shall match colour and texture of those on the existing building.
Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
N 1. Isle of Man Wildlife Act 1990
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Irrespective of the details contained within the planning application submission or the planning officers report the applicant should be aware of and make any person undertaking work on their behalf aware of, their duty as stated in the Act to have regard to the environment as detailed in s36 of the Isle of Man Wildlife Act 1990 and those protected species listed in Schedule 5 and Schedule 7 of the Act.
It is an offence subject to penalties to, intentionally or recklessly kill, injure or take a protected species, intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which protected species use for shelter or protection, intentionally or recklessly disturb any protected species while it is occupying a structure or place which it uses for that purpose.
N 2. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
This application has been recommended for approval for the following reason. Due to the scale, position, design and proposed materials the proposal would not cause undue harm to the character of property within the Conservation Area, nor residential amenity. Therefore the proposal is considered to accord with the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following detail, plans and drawings received on the 20th of June 2024;
o Location, Site and Floor Plan, Drawing no. APL 100 o Proposed Elevations and Section Drawing no. APL 102-Rev 1 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
1.1. The application site is within the curtilage of a mid-terraced dwellinghouse, no.8 Somerset Road Douglas. Access to the property can be achieved from Somerset Road or from the rear along Woodbourne Road Lane; the lane provides access to all the properties fronting Somerset Road, connecting to Thorny Road and Albany Road.
1.2. The proposed works relate to the rear of the property. The character of the rear is one of mixed scale and design. Many of the terraced properties have two storey and single storey outriggers with and without alterations.
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2. THE PROPOSAL
2.1. Registered Building Consent for demolition elements associated with planning application number 24/00542/B is sought.
2.1.1. The demolition elements relate to an existing attached outbuilding shown on drawing no.101-Rev 1 as 'existing store'.
2.1.2. The proposed floor plan on drawing no.100 and proposed elevations and section drawing no.102-Rev 1 show that the existing walls and roof are proposed extended.
2.1.3. An existing window in the side elevation will be replaced with a door and the side elevation extended out for around 0.9m for remaining length of the existing building. Two windows will be added in the new side elevation.
2.1.4. The existing ridge height is around 2.5m, this will be increased to around 3.7m and the eaves increased to 2.5m.
2.1.5. The external finish of the walls and roof would be in materials to match the existing building
PLANNING HISTORY 3.1. None
PLANNING POLICY
4.1. The site is not within a Flood Risk Zone and is not a Registered Building or within the setting of one and there are no protected trees within or abutting the site.
4.1.1. The site is within an area designated as 'Predominantly Residential' on the Area Plan for the East, Proposals Map 4 Douglas, and within the Selbourne Drive Conservation Area therefore the following Policies and documents from the Isle of Man Strategic Plan 2016 are considered to be relevant in the determination of this application.
4.2. Strategic Policy 3 and Environment Policy 42 focus on the visual design of development and its impact upon the character and identity of its immediate locality.
4.3. Strategic Policy 4: Proposals for development must protect or enhance the fabric and setting of buildings within a Conservation Area.
4.4. Environment Policy 22 states that development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution.
4.5. Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
4.6. Environment Policy 35 states that 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.
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4.7. General Policy 2 of the Strategic Plan 2016: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
OHER MATERIAL CONSIDERATIONS
5.1. Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
5.2. Planning Policy Statement 1/01 states that 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.
5.3. Planning Circular 1/98; The alteration and replacement of windows, the policy for Category B 'buildings in conservation areas' states, ''If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be 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'.
5.4. The Residential Design Guide provides guidance on all aspects of design including architectural guidance to ensure retention of the existing character of a building that includes attention to detail of scale, position, symmetry, glazing, materials and texture, and consideration of the impacts upon residential amenity.
REPRESENTATIONS
6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.2. Douglas Borough Council - (10.07.2024) No objection but kindly request that the applicant contacts the Council's waste management team regarding the location of waste bins. Bins are not permitted to be stored on a public highway apart from when being put out for collection.
6.3. Manx National Heritage - although consulted on the 24.06.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
6.4. Registered Buildings Officer - although consulted on the 24.06.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
6.5. Manx Utilities, Electricity - although consulted on the 24.06.2024, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT
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7.1. Principle
7.1.1. The site is within an area assigned to be Residential use therefore the proposal accords with the Isle of Man Strategic Plan and Area Plan. Householder extensions are generally acceptable as in paragraph 8.12.1 of the Strategic Plan.
7.1.2. However, given the land designations, in accordance with Section 18(4) of the Town and Country Act (1999) special attention is given to assessing whether the proposal preserves and or enhances the Conservation Area. As part of that assessment Planning Circular 1/98 and Planning Policy Statement 1/01 are applicable, as are the aforementioned Policies.
7.1.3. Consideration in respect of the demolition elements is considered under planning application number 24/00618/CON; loss of the existing building is considered to not harm the conservation area. Therefore the main considerations in this assessment are whether the proposed extension at least preserves the character of the dwellinghouse and as such the Conservation Area, anything less is unacceptable.
7.2. Design and Impact upon the Character of the Conservation Area
7.2.1. The proposed elements for demolition are on the rear of the terraced dwellinghouse but are nevertheless visible to the public passing along Woodbourne Road Lane. The visual characteristics of the rear of the buildings within the conservation area is that of mixed design, scale and materials; there is no noticeable uniformity to the character.
7.2.2. There exists a boundary wall which largely conceals the existing outbuilding therefore demolition would not harm the conservation area.
7.2.3. The proposed extension will be visible due to the increased height of the extension. The elements visible will be the roof and some sections of the elevations. Because the materials are proposed to match the host building, and because there exists a variety of rear alterations within the streetscene, it is considered that the proposal would not harm the character of the dwellinghouse or the streetscene within the conservation area.
7.3. Neighbouring Amenity
7.3.1. The proposed extension incorporates new windows and results in higher elevations. Consideration has been given as to whether the additional windows could cause harm in respect of overlooking, and consideration has been given to whether the increased height could cause loss of light or overbearing impacts.
7.3.2. Due to the position of the extension within the planning unit and the surrounding built form, it is considered that the proposed extension would not cause harm to neighbouring amenity.
CONCLUSION
8.1. Taking account of Section 18(4) of the Town and Country Act (1999), Planning Policy Statement 1/01 and Planning Circular 1/98 the proposal preserves the Conservation Area in so much as it does not cause detriment within the streetscene of rear elevations along Woodbourne Road Lane, or the character of the building within the terraced row.
8.2. The design scale and position of the extension is acceptable and no harm to residential amenity is observed.
8.3. For reasons outlined in the report the proposal accords with the aims and objectives of Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016.
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8.4. Therefore this application is recommended for approval.
INTERESTED PERSON STATUS
9.1. By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
a) the applicant (including an agent acting on their behalf); b) any Government Department that has made written representations that the Department considers material; c) the Highways Division of the Department of Infrastructure; d) Manx National Heritage where it has made written representations that the Department considers material; e) Manx Utilities where it has made written representations that the Department considers material; f) the local authority in whose district the land the subject of the application is situated; and g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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: 02.08.2024
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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