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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00762/B Neil Bostock Creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation (retrospective) Alverna Somerset Road Douglas Isle Of Man IM2 5AE Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Mr S Moore Officer's Report THE SITE The application site comprises the rear of the 'Aiverna', Somerset Road, Douglas, within the Selbourne Drive Conservation Area. Alverna is situated on the west side of Somerset Road and one property back from the junction of Somerset Road and Thorny Road which runs northwest to south east. 1. 'Alverna', Somerset Road, is a two storey, rendered property with clay tile semi-circular bays and a slate roof set within a small terrace of four dwellings. 1.2 The rear of the properties are rendered and painted with lean-to outshots. There is a rear lane and the boundary wall between the lane and the property is a rendered masonry wall approximately 1,8m high with simple, square rendered pillars forming pedestrian gate accesses to the rear of the properties off the lane. 1.3 THE PROPOSAL These proposals seek retrospective planning permission for the creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation. 2. PLANNING HISTORY There is only one previous application which is considered to be specifically material in the assessment of the current application and that is; 12/01651/B - Installation of replacement windows to front elevation - Application Permitted. 3. DEVELOPMENT PLAN POLICIES The application site is located within an area of "Predominantly Residential" as identified within the Douglas Local Plan (Central), 1998. 4. As the property is located within the Selbourne Drive Conservation Area designated in 2003, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 4.1 Page 1 of 4 14/00762/B 1 August 2014

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2007), are Strategic Policy 4, Environmental Policy 35 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Windows Policy 1/98 "Buildings in Conservation Areas" are also considered to be relevant to determining this application. Strategic Policy 4 states: "Proposals for development must: Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." (a) (b) (c) 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," Policy CA/2 - Special Planning Considerations states: "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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected." Policy 1/98 "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 readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the materia! used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the 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 the construction" CONSULTATIONS: Douglas Corporation considered the application and has 'no objection to the 5. proposals'. The Department of Infrastructure Highways Services 'do not oppose'. 5.1 ASSESSMENT 1 August 2014 14/00762/B Page 2 of 4

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The application seeks retrospective Planning Approval for the creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation. 6. The applicants have formed a pair of French doors where once was a window, which forms access to the rear timber deck via a set of timber steps. The deck is set three steps above the lawned garden area. This lawned garden is in turn separated from the parking spaces by a vertical palisade timber fence, approximately 1.8m tall. The rear parking spaces are finished with red brick paviors. Clearly in forming the car parking spaces, a section of the rear masonry boundary wall has been removed. 6.1 There appears to be a new section of timber fencing that has been added to the brick boundary wall with the neighbouring property, ITie top of the fence is roughly in line with the head of the French Doors. This should afford an element of privacy between the two properties, so actual and perceived overlooking are minimal as a result of these works. 6.2 The replacement windows to the rear of the property appear to be approximations of those in the adjoining properties. As the windows are not readily visible from a public thoroughfare and have the same or similar pattern of giazing bars as the originals, they are therefore not considered to be out of character with the area and are therefore considered to comply with policy 1/98, particularly: 6.3 "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 the construction." The works are to the rear of the property and are not readily visible from a public thoroughfare, are not considered to have a significant impact on the streetscene and are therefore considered acceptable. 6.4 Overall it is considered that this retrospective Planning Approval for the creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation would not have a detrimental impact upon the character and appearance of the Selbourne Drive Conservation Area within which it is located. In doing so, it is considered that the application conforms to the basis of the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, Environmental Policy 35 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore correspondingly acceptable. 7. RECOMMENDATION: For the above reasons the application is considered to be acceptable and is recommended for approval. 8. PARTY STATUS: The local authority Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 9. Recommendation Recommended Decision: Permitted 14/00762/B Page 3 of 4 1 August 2014

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Date of Recommendation: 01.08.2014 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 approved shall be begun before the expiration of four years from tiie date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development This approval relates to A3 1:500 scale plan, colour photo annotated 'Parking', colour photo annotated 'Decking', colour photo annotated 'Replacement Windows'. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development ManagemenV Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planninci Officer Signed :... Sarah Corlett Senior Planning Officer Signed :...uJ.'. Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 1 August 2014 14/00762/B Page 4 of 4