DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01365/B Applicant: Miss Beverley Ann King Proposal: 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 Site Address: 4 Osborne Terrace Douglas Isle Of Man IM1 3LH Principal Planning Officer: Belinda Fettis Photo Taken: 15.04.2024 Site Visit: 15.04.2024 Recommended Decision: Permitted Date of Recommendation: 23.04.2024

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.

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 29th of November 2023;

• o Location & Site Plan Drawing no 1
• o Proposed Elevations and Section Drawing no.5

• o Proposed Floor Plans Drawing no.4
• o Ludlow door brochure
• o Window detail quote by LD Glazing dated 16.05.2023 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1. 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 to all of the terrace 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.

- 2. THE PROPOSAL

• 2.1. Planning approval is sought for extensions and alterations as follows.

• 2.1.1. 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. Two narrow windows on the rear elevation are proposed blocked up and one side elevation is proposed reduced in height.
• 2.1.3. The width of the existing rear roof slope dormer is proposed widened from approximately 1.45m to 2.6m. A new window would be inserted for the width of the dormer and grey weatherboarding inserted on the sides of the dormer. The roof would incorporate roof slates as part of the re-roofing.
• 2.1.4. Replacement front door and associated panel glazing around it.
• 2.1.5. All existing front south-east elevation windows to be replaced with UPVC sliding sash double glazed windows.
• 2.1.6. New metal handrail and balustrade around the existing lightwell to the basement in a style to match the existing garden railings.

• 2.2. The external finish of the blocked up windows and extension would be render to match the existing rendered walls. All pitch roof material would be reclaimed slates to match the existing roof slates.
• 3. PLANNING HISTORY

• 3.1. 86/00579/B - internal alterations and installation of dormer - Permitted.
• 4. 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.
• 5. REPRESENTATIONS

5.1. Douglas Borough Council - No objection but state that the development 'must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections. The applicant would also be advised of the requirement to make provision for the separation of commercial waste from domestic waste.' (08.12.2023)

• 5.1.1. Highways Services - no interest. (01.12.2023) 5.1.2. Manx National Heritage - No response received at the time of writing therefore it is assumed that they have no comments to make (23.04.2024).

• 5.1.3. Registered Buildings Officer - No response received at the time of writing therefore it is assumed that they have no comments to make (23.04.2024).
• 6. 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.

- 6.2. DESIGN AND CHARACTER

• 6.2.1. The Windsor Road Conservation Area Appraisal characterises the terraced row and its sense of place within the locality. The Georgian style terrace is mid-Victorian with two types of style. The lengthy front gardens and mature vegetation offer privacy and a sense of formality. The application site is mentioned, the appraisal states that, 'no.4 retains the most original form of glazing pattern, although given the changes which have taken place within the terrace as a whole such details are debatable.' The report goes on to state that most of the facades have been re-rendered and mouldings changed or lost completely. Dormers are observed but other than stating they have varying success, no observation of impact is recorded. No observations are recorded regarding the rear elevations of the terrace. With the Windsor Road Conservation

Area Appraisal at the forefront of consideration, alongside the local plan, the following assessment is made.

• 6.2.2. The fenestration changes proposed within the front south-east façade are replacements mimicking the existing and as such will not cause harm to the visual character of the property, or the Conservation Area. The increased glazing in the dormer will appear similar to the neighbouring property therefore not out of place.
• 6.2.3. Details of the proposed replacement front door and associated fanlight and side panel glazing are shown on the Proposed Elevations Drawing no.5 and a brochure. The proposal mimics the original and is acceptable.
• 6.2.4. Although timber sash windows and doors would be preferred, the introduction of elements to improve insulation, such as double glazed UPVC, is acceptable because of the design details submitted.
• 6.2.5. Although specific details are not submitted, from the Supporting Information Statement and Proposed Elevations Drawing no.5, the railings are proposed of a design to match existing railings within the site and as such are acceptable. The introduction of railings and balustrade would not be out of keeping with the period property and therefore not harm the character of the property.
• 6.2.6. Overall the proposed works to the front elevation of the property would maintain the character of the property.
• 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.
• 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.
• 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
• 6.2.10. 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.

- 6.3. NEIGHBOURING AMENITY

• 6.3.1. The fenestration changes to the front elevation would have no impact upon neighbour amenity. On the rear and side elevation windows are blocked or reduced in size therefore these would have no impact. The increased glazing in the dormers would not introduce harmful elements such as overlooking.
• 6.3.2. Due to the scale and position of the ground floor rear extension and rear dormer, neither would have a material impact upon neighbouring amenity.

- 7. CONCLUSION

7.1. The proposal is considered to be acceptable in respect of design and visual impact upon the character of the property and the wider Conservation Area. Furthermore no harm is observed to residential amenity.

• 7.1.1. For the above reasons 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 therefore acceptable.
• 8. 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

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 : 24.04.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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