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24/00843/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00843/B Applicant : Miss Beverley Ann King Proposal : Reduce height of flat roof and increase footprint of rear extension (amendments to PA 23/01365/B) Site Address : 4 Osborne Terrace Douglas Isle Of Man IM1 3LH
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.08.2024 __
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. All material finishes to the walls shall match the existing in colour and texture, and all new or replacement slates shall be natural slates that match the existing slates in colour and texture.
Reason: To protect the character of the building and the Windsor Road Conservation Area in accordance with the Design Guide and General Policies 2, 34 and 35 of the Isle of Man Strategic Plan 2016.
This application has been recommended for approval for the following reason. Due to the scale, position and proposed materials the proposal would not cause undue harm to the character of property within the Windsor Road 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 and is acceptable.
Plans/Drawings/Information;
This decision relates to the following detail, plans and drawings received on the 22nd of July 2024 unless stated otherwise;
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o Location & Site Plan Drawing no.01 o Existing and Proposed Site Plan Drawing no.07 o Proposed Third Floor plan, Elevations and Section Drawing no.05 Revision A o Proposed Basement, Ground, First and Second Floor Plans Drawing no.04 Revision A o Ludlow door brochure (15.08.2024) o Window detail quote by LD Glazing dated 16.05.2023 (15.08.2024)
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Interested Person Status - Additional Persons None __
Officer’s Report
THE APPLICATION SITE
1.1. The application site is within the curtilage of No.4 Osborne Terrace Douglas which is between Osborne Terrace and Cambridge Street. Access to the property can be achieved from either road. The property is a mid-terrace, one of seven multi-storey Georgian style properties within the terraced row.
1.1.1. The front elevations are separated from Osborne Terrace by approximately 40metres of garden. The frontages are to the eaves are mostly symmetrical as a pose to the rear where due to various additions and alterations there is very little symmetry.
1.1.2. The terraced row is in a quadrangle in which the site is visible to varying degrees from Albion Terrace, Osborne Terrace, Windsor Terrace and Cambridge Terrace. The land slopes gently east from Albion Terrace and although on a slightly lower level, due to the position of the property within the terraced row the front and rear elevations of the property are visible within the streetscene of Albion Terrace and Cambridge Terrace. Views from Osbourne Terrace are limited due to the varying density and height of mature vegetation.
1.1.3. 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.
THE PROPOSAL
2.1. Planning approval is sought to for a variation to approved plans under planning application number 23/01365/B for 'Alterations and erection of a ground floor rear extension, installation of replacement windows and door, re-roofing works, alteration to existing roof dormers and installation of iron railings. The amendments are to reduce height of the flat roof and increase the footprint of rear extension.
2.1.1. The approved extension is the erection of a ground floor rear extension extending approximately 6.5m from a rear elevation and 2.8m from a side elevation; effectively an infill. The height of the flat roof extension would be approximately 3.3m above which would be a lantern style rooflight rising a further 600mm. To facilitate the extension an existing side elevation window would be reduced in height.
2.1.2 This application seeks approval for same extension details with a reduced height and increased floor area. Instead of a height of around 3.3m it would be constructed with a height around 2.8m. around 0.5m lower than previously approved. The extension would protrude out for just under a metre more than approved resulting in the back door being moved further towards the rear boundary wall. As a result of the larger floorspace the proposed new window at first floor level is excluded and the existing window space retained but fitted with a new top
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opening window to match that which has already been approved. The approved extension was around 2.5m from the boundary and this proposal would reduce that distance to around 1.6m.
PLANNING HISTORY
o 23/01365/B - Alterations and erection of a ground floor rear extension, installation of replacement windows and door, re-roofing works, alteration to existing roof dormers and installation of iron railings. Permitted.
o 86/00579/B - internal alterations and installation of dormer - Permitted.
PLANNING POLICY
4.1. The site is not within a Flood Risk Zone nor is it a registered building but it is within the Windsor Road Conservation Area.
4.1.1. 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 and texture. Pitched roofs are preferred over flat roofs. In addition consideration of development impacts upon residential amenity and the use of materials.
4.1.2. The Isle of Man Strategic Plan (IOMSP) 2016, Environment Policy 34 and 35 relate to conservation and indicate that alterations and extensions are acceptable subject to any adverse impacts. General Policy 2 indicates that generally house extensions are acceptable and Policy 16 indicates that there is a presumption in favour of extensions to existing properties in built up areas provided that the extension does not result in an adverse impact on either adjacent property or the surrounding area in general.
REPRESENTATIONS
5.1. Douglas Borough Council - although consulted on 16.08.2024, no response has been received at the time of writing therefore it is assumed that they have no comments to make.
5.1.1. Highways Services - no interest. (02.08.2024)
5.1.2. Manx National Heritage - although consulted on 16.08.2024, no response has been received at the time of writing therefore it is assumed that they have no comments to make..
5.1.3. Registered Buildings Officer - although consulted on 16.08.2024, no response has been received at the time of writing therefore it is assumed that they have no comments to make.
ASSESSMENT
6.1. PRINCIPLE
6.1.1. The principle of the proposal is acceptable as a household extension however the main considerations for this application are the impact of the proposals on the character of the property and its' impact upon the character of the conservation area, and on neighbour amenity. Specifically this application seeks to increase the floor area of the extension and reduce the height of the extension approved under planning application no.23/01365/B. Because the approval of the extension has so recently been approved, the only consideration for this assessment is whether the proposed alterations would result in an unacceptable scheme.
Design And Character
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6.2 Within the Windsor Road Conservation Area Appraisal the application site is noted for originality within the front facades, but also the features of the terrace as a whole are questioned due to the many alterations. The most notable alterations are on the rear elevations which incorporate several extensions.
6.2.3 The approval under application no. 23/01365/B found the scheme acceptable. The following paragraphs from the officers' report are relevant.
o 6.2.7. On the rear elevation, blocking up the smaller windows in the rear elevation and reducing the height of a side elevation window is regrettable; had they been proposed on the front façade, they would be unacceptable. However, these measures are proposed as a practical measure to improve the internal layout and thermal properties. As such the changes are considered to improve the longevity of usability of the building. The wider visual of the rear elevations of the terraced row is a mix of fenestrations and therefore the changes would not appear harmful to the property or the Conservation Area.
o 6.2.8. The courtyard extension is proposed with a flat roof which is generally discouraged. However the design is mostly traditional in style for this Georgian style Victorian period property, therefore acceptable.
o 6.2.10. The position and orientation of the property is such that the proposed development would be visible in the street scene in relative parts from the adjacent roads and Windsor Road. The proposed changes are not dissimilar to similar extensions and alterations on other properties within the terrace. Therefore the impact is fairly neutral and would not cause detriment to the character of the application site or the conservation area designation.
6.2.4 The increased floor space does not harm the character of the dwellinghouse, and there are other similar extensions within the terrace. The lower height will result in less of the extension being visible therefore it would not cause harm beyond that already approved to the conservation area.
6.2.5 Therefore the proposal would not cause detriment to the character of the building or the Conservation Area.
6.3. Neighbouring Amenity
6.3.1. When considering harm to residential amenity this includes the current and future occupants of the application site for the lifetime of the development.
6.3.2 The opinion stated in the 2023 approval remain the same in so much as the extension would not cause harm to adjoining residential amenity.
6.3.3 Paragraph 6.2.9 within the delegated report associated with 23/01365/B shows that consideration was given to the proposed loss of outdoor space.
o 6.2.9. As a result of the extension the size of the outdoor yard would be significantly reduced, however the 7.5sqm yard (approx.) would be sufficient to enclose waste and recycling bins and erect a washing line. Therefore the reduction is considered acceptable
6.3.4 The proposal being assessed now reduces the outdoor floor area therefore the increased floor space would result in harm to the residential amenity for the occupants of the application site by virtue of a loss in outdoor space.
6.3.5 Within Appendix 6 of the Strategic Plan Paragraph A.6.1.1 provides details on anticipated amenity space requirements for a dwellinghouse; 'Applicants are asked to note that
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all new residential development must provide adequate standards of residential amenity, including private open space such as gardens or shared amenity spaces for apartments, and bin storage areas.'
6.3.6 Although Appendix 6 is associated with new housing developments the concept of acceptable space for the likes of hanging out washing and bin storage remains applicable in existing dwellings when considering approval of extensions which reduce the outside space.
6.3.7 There is however only a requirement to store bins within the curtilage, as raised previously by Douglas Borough Council, whether bins are stored at the front or the rear is not restricted.
6.3.8 The curtilage of the application includes a long garden area at the front where bins could be stored. The occupants would still have to take the bins to the rear on collection day but that would be their choice.
6.3.9 In addition, the submitted Site Plan, no.07 (13.08.2024) together with supporting statement, sufficiently demonstrates that the yard area still provides adequate space for the storage of waste and recycling.
6.3.10 Based on the above assessment the increased floor space would cause some harm to the amenity of the occupants of the site but not to a level to justify refusing the application.
CONCLUSION
7.1. The proposal to increase the floor space of the rear extension and lower the height of that extension as previously approved would not cause harm to the character of the building, the Conservation Area, or residential amenity.
7.1.1. For the reasons stated in the report 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 and is therefore acceptable.
INTERESTED PERSON STATUS
8.1 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
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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 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 : 29.08.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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