33519

==== PAGE 1 ====

                                                 14/01311/B
                                 Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01311/B Applicant : Mr Ian Alastair & Mary Wilson Proposal : Demolition of existing, and erection of a replacement porch, and alterations to dwelling Site Address : Cushag Eleanora Drive Douglas Isle Of Man IM2 3NN

Case Officer : Miss Laura Davy Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of Cushag, Eleanora Drive, Douglas which is a two storey property located on the end of a terrace of three. The property is to the southern side of the highway. The terrace is relatively symmetrical in appearance finished with Rosemary tiles and large chimney stacks. The application property has a single storey porch to the side whereas the property on the opposite end of the terrace as a two storey extension this also has a hipped roof which matches the single storey porch on the application property.

2.0 THE PROPOSAL 2.1 The application seeks approval for the removal of the existing porch and replacing the porch with a larger single storey extension. The extension would be approximately 3.3m wide and would be just over 6m in length. The extension would have a hipped roof finished with Rosemary tiles which would match the existing dwelling. The windows would have similar proportions to the existing porch windows and the front door would be replaced with one to match the existing. There would be a door and window installed in the rear elevation of the proposed extension

2.2 Also proposed is the incorporation of the store at the rear of the property into the kitchen to provide a larger space.

2.3 The roof would be replaced with Rosemary roof tiles and the installation of a rooflight is proposed in the rear elevation.

3.0 PLANNING HISTORY 3.1 The most recent planning application was submitted earlier this year PA 14/00188/B which was for the installation of patio doors (retrospective) this application was approved.

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998, the site is also within the Selborne Drive Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of The Isle of Man Strategic Plan (20th June 2007).

5.0 CONSULTATIONS

==== PAGE 2 ====

                                                 14/01311/B
                                 Page  2  of  4

5.1 Highway Services, in an email received 4th December 2014, comment on the application. They do not oppose.

5.2 Douglas Borough Council, in a letter received 1st December 2014, have no objections.

6.0 ASSESSMENT 6.1 The key considerations in the assessment of the application are the impact upon the character and appearance of the property and the Conservation Area.

6.2 The proposed porch would be wider and would project further towards the rear of the property than the existing porch, this would provide a downstairs toilet, utility room and porch. The symmetry of the terrace as a whole is important in terms of the character and appearance of the property and the Conservation Area as a whole. Westwood which is at the opposite end of the terrace has had a two storey extension that replaced the original porch. While the two storey extension has affected the symmetry of the terrace, because both the side extensions are similar width it has maintained a general symmetry to the building. There was initial concern that by widening the porch it would appear unbalanced and would have a harmful impact upon the character and appearance of the property and Conservation Area in general. By installing windows with similar glazing sections and openings as the originals having a hipped roof to match the main dwelling it is considered that the proposed extension would not appear out of proportion and would respect the dwelling in terms of size and design.

6.3 The proposed replacement roof tiles would be Rosemary roof tiles which are the same as the originals. The proposed re-roofing works are considered to preserve the character and appearance of the property and the terrace as a whole.

6.4 The proposed works to the rear of the property which incorporate the store into the kitchen is considered to be fairly minor and would not have an unacceptable impact upon the character and appearance of the property or the Conservation Area.

6.5 It is considered that the proposed works would not have an adverse impact upon the character and appearance of the property and would be in accordance with General Policy 2 and Environment Policy 35.

6.6 Given the level of works and the location of the works in relation to adjacent properties it is considered that the proposed development would not have an unacceptable impact upon the amenities of local residents.

6.7 It is judged that the proposal would not have an adverse impact upon the character and appearance of the Conservation Area.

6.8 For the above reasons the application is considered to be acceptable and is recommended for approval.

7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and

==== PAGE 3 ====

                                                 14/01311/B
                                 Page  3  of  4

(e) The local authority, Douglas Borough Council in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.02.2015

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 the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The replacement rooftiles hereby approved for installation on Cushag shall match exactly those of the existing and adjoining dwellings (that is, they shall be red Rosemary rooftiles) in all matters, and shall be finished as far as is possible using reclaimed rooftiles from the dwelling of Cushag itself.

Reason: in the interests of the character and appearance of the Conservation Area.

C 3. The proposed front door shall be finished in timber and shall be of the same design as the existing front door and shall be retained as such thereafter.

Reason: in the interests of the character and appearance of the property.

--

This approval relates to 01 and 02 received 17th November 2014 and 03 Rev B received 5th January 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date; 04.02.2015

==== PAGE 4 ====

                                                 14/01311/B
                                 Page  4  of  4

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :...S CORLETT...

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management