Loading document...
==== PAGE 1 ====
23/01280/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01280/B Applicant : Mr Andrew Bradley Proposal : Proposed alterations to form roof terrace with external staircase Site Address : 4 Summerhill Douglas Isle Of Man IM2 4PJ
Planning Officer: Mr Paul Visigah Photo Taken : 10.01.2024 Site Visit : 10.01.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.02.2024 __
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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 3. The development hereby approved shall be erected strictly in accordance with the approved plans Drawing Nos. 23 - 125 - 03 rev C and 23 - 125 - 04 rev C, and shall be retained as such thereafter.
Reason: To take account of the particular planning circumstances of the development hereby approved and to safeguard the character and appearance of the Conservation Area.
This application has been recommended for approval for the following reason. On balance, the application is considered to meet the tests of section 18 of the Town and Country Planning Act 1999 and Environment Policy 35 within the IOM Strategic Plan 2016, as the character of the Conservation Area is being preserved. The proposals are also judged to comply with General Policy 2and the principles promoted by the Residential Design Guide, as
==== PAGE 2 ====
23/01280/B Page 2 of 7
the works would not affect adversely the character of the locality or surrounding townscape, and no significant adverse impacts on neighbouring amenity would result from the proposal.
Plans/Drawings/Information;
This decision relates to the documents and plans received 2 November 2023, and the plans received 5 February 2024. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 4 Summerhill, Douglas, which is an existing three storey Victorian mid-terraced dwelling located on the north-eastern side of Summerhill. The dwelling like its neighbours has a pitched roof finished in slate roof tiles, and flanked by two chimneystacks on both party walls.
1.2 The dwelling has a pitch roofed two storey rear outrigger on its rear elevation. This rear outrigger projects to the rear boundary, and sits on the boundary with the rear lane which serves the application site and the neighbouring dwelling. There are a number of balconies at the rear of the dwellings here.
1.3 The immediate street scene along Summerhill is characterised by terraced buildings of varying roof heights, with the rising topography affording views to the Douglas Bay and beach adjacent, separated by the King Edward Road and the tramway.
1.4 One of the neighbouring dwellings has had its roof replaced by a balcony that is clear visible from the street scene, and overlooks the bay. However, there are no records of this work benefitting from planning approval.
2.0 THE PROPOSAL 2.1 The proposal seeks planning approval for alterations to form roof terrace with external staircase.
2.2 The proposed works would include: a. Removal of the rear section of the roof to create a roof terrace over the second floor. The front roof section up to the party wall would be retained to 1600mm above the new terrace level to create a false roof in front of the terrace. The new terrace area would measure 4.8m x 5.5m and be open at the rear. The new roof ridge level would be set 220mm above the roof level for No. 3 Summerhill, Douglas. b. Installation of new glazed balustrading to enclose the rear element which would open up to the rear. The new balustrade would be 1.1m tall. c. Erection of a new external staircase that would connect the roof terrace to the rear yard of the dwelling. d. Forming a new external door through the existing window from bedroom on the second floor side (southwest) elevation of the rear outrigger to the new external staircase.
3.0 PLANNING POLICY 3.1 Site Specific
==== PAGE 3 ====
23/01280/B Page 3 of 7
3.1.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East (Map 4 - Douglas), and the site falls within the Promenade Conservation Area. The site is not prone to flood risks.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 3.2.1 S18 Designation of conservation areas (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.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 a. Environment Policy 35 - Seeks to preserve or enhance the character or appearance of Conservation Areas. b. General Policy 2 - General Development Considerations. c. Strategic Policies 3 and 5 - promote good design and use of local materials and character. d. Strategic Policy 4 - Seeks to Protect or enhance the fabric and setting of Conservation Areas (etc.). e. Environment Policy 42 - character and need to adhere to local distinctiveness. f. Environment Policy 34 - Preference for the use of traditional materials in the maintenance, alteration or extension of pre-1920 buildings.
3.4 Planning Policy Statements: 1/01 POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN 3.4.1 POLICY CA/2 - Special Planning Considerations
3.5 Douglas Promenade Conservation Area Character Appraisal (2014). 3.5.1 Essential Character and Townscape Paragraph 2 (Page 5): "Whilst there are local variations in character within the area, the architectural concept and form of the Promenades owes much to the Victorian period, with some of the earlier elements retaining their original Late-Georgian and Regency elegance. The buildings of the Promenade share many similarities with other residential parts of the town, being built at the same time, but they do have special characteristics, particularly attributable to their location on the seafront. Their original function, which was usually to provide accommodation for short-term visitors to the island, produced a particularly high building form which strongly contrasted the most attractive frontages facing the sea with their rear outlets, which are often squeezed tightly up against the foot of the cliff."
3.6 The Residential Design Guide (July 2021) also contains guidance in Section 5 for Architectural Details.
4.0 PLANNING HISTORY 4.1 The application site has been the subject of 8 previous planning applications, none of which are considered relevant in the assessment and determination of the current application.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 DOI Highways have no highway interest (10 November 2023/ 29 January 2024).
5.2 Douglas Borough Council have no objection to the application (17 November 2023).
5.3 DEFA Assistant Registered Buildings Officer has made the following comments regarding the application (6 February 2024):
==== PAGE 4 ====
23/01280/B Page 4 of 7
Character of Lower Summerhill o The terrace that includes 4 Summerhill shares many characteristics with the Victorian architecture along the main Douglas Promenades. o The rhythm and pattern of openings, the front elevation set back behind front courtyards enclosed by dwarf masonry walls, the two storey bay windows, the string courses, the pilasters and hood mouldings in a generally neo-classical style. o In addition to these elements of character, this terrace also features a stepped form as the road climbs away from the sea. o The exposed gables, chimney stacks and rhythm of the roof line resulting from this step are judged to positively contribute to the terrace's character and appearance.
Proposals within applications 23/01280/B and PA 23/01284/B o Much of the works proposed within these applications would impact the rear of the property. o Although the rear outriggers of the properties along the terrace do contribute to its character, several of these have been subject to significant alterations and their contribution to the conservation area's character is considered to be significantly less than the front elevation. o Given the limited contribution made by the property's rear to the conservation area's character, it is judged that the proposed stair, balustrade and alterations to the roof are acceptable. o The principal issue within these proposals is considered to be the alterations to the property's roof form, and their impact on the front elevation of the terrace as a whole. o The proposal as now set out would reduce the pitched roof's apparent ridge level by approximately half a metre. In reality, the pitched roof would only remain on the front elevation, and would be capped at a point that would be 1.1 metres above the proposed roof terrace. The current proposals have been altered so that the apparent ridge line is higher than number 3, the adjacent property lower down the hill. o Although there is an element of misdirection in the visual appearance now proposed, the stepped nature of the roof lines along the terrace would be maintained (although the step would be reduced). I consider it of relevance that the roof line is not visible from immediately outside the property itself, and that the main view is from the Promenade in the region of 50 metres away. From this viewpoint, the only physical alteration to the property would be the reduction of the ridge line. o The degree to which the ridge lines are stepped does vary along this part of Summerhill (numbers 1 to 14), as the road's gradient varies. The proposed reduction in the ridge level 'step' is therefore judged to be less significant than if this step was the same all the way up the road. o With all of these factors in mind, I consider that, on balance, the special character of the Douglas Promenades Conservation Area would be preserved by the proposals and that the application passes both the statutory test and the policy tests.
5.4 No comments have been received from neighbouring properties.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the current application are: a. Whether the proposal would preserve or enhance the special character of the Woodbourne Road Conservation Area (EP 35, STP 4, EP 42, & GP 2); and b. Impacts on neighbours (GP 2 & RDG 2021).
6.2 Character and Appearance 6.2.1 In assessing the impact of the proposed works on the existing building, it is first considered that the proposal would not conflict with Section 18(4) of the Town and Country Planning Act which requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a Conservation Area in the exercise, with respect to any buildings or other land in a Conservation area.
==== PAGE 5 ====
23/01280/B Page 5 of 7
6.2.2 It is also vital to note that although the Character Appraisal written document for the Douglas Promenade pays particular attention to the architectural contributions of the front façade of the buildings which mainly overlook the sea front, there is no particular mentions of the properties within Summerhill, or their special features which contribute to the character of this part of the Conservation Area. However, the rhythm of the roof lines for the properties within the terrace to which the property belongs, due to their stepped appearance are judged to positively contribute to the terrace's character and appearance, which in turn contributes to the character of the Conservation Area.
6.2.3 Granting the works to the roof would be not be particularly noticeable when viewed from the immediate street scene along Summerhill, due to the proximity of the dwellings to the adjoining highway and the nature of the topography here, there would be views to the dwelling when viewed from King Edward Road and sections of the public footpath which runs along the Promenade, as such the proposed changes would be noticeable. However, the lowered roof level below the existing level is not considered to be sufficient to adversely impact on the character of the area as the stepped appearance would still be retained. As well, the retained roof section would be set at least 220mm higher than the roof level for No. 3; thus preserving that rhythm which contributes to the character of the area. It has also been noted that the use of the terrace behind the retained roof section would be noticeable when people stand within the terrace, however, this would not in any way impact on the established rhythm, nor alter the special features of the terrace. It is also judged that this element of the proposal would not alter the architectural features of the roof which are attached to the lower roof section, as these would remain unchanged.
6.2.4 With regard to the impacts of the works to the rear, it is considered that this part of the property is situated along the rear lane, which is not a key contributor to the character of the Conservation Area in its current form. Whilst the rear outriggers of the properties along the terrace do contribute to its character, it has been noted that several of these properties have been subject to significant alterations which have impeded their contribution to the conservation area's character. Also, there would be no views from key vantage points along the frontages of the properties which have been given particular attention within the Conservation area. Besides, it is not uncommon to have balconies, terraces (on upper floors) and stairs on properties along the rear street scene within the immediate vicinity, with the proposed works offering an improved appearance over the existing balconies/terraces that currently sit within the rear lane. Therefore, this element of the proposal is not judged to detrimentally affect the character and appearance of the Conservation Area given the limited contributions made by the property's rear to the conservation area's character.
6.3 Impact on Neighbours 6.3.1 In terms of impacts on neighbours, the properties most likely to be impacted by the proposed development would be No. 1 Summerhill Place to the rear (northwest), and Nos. 3 and 2 Summerhill which sit directly southwest.
6.3.2 With regard to the potential impacts on the occupants of number 1 Summerhill Place, it is considered that there is potential for overlooking of the rear outrigger of this dwelling when viewed over the glazed balustrades to the rear. However, the any views would be obscured by the projecting two storey rear outrigger which spans about 5.7m from the rear of the dwelling and is positioned only about 6m from this neighbour.
6.3.3 Overlooking is also not considered to be a concern with regard to No. 3 Summerhill which sits just south of the application site as its two storey projecting rear outrigger which stretches as far as the existing two storey rear outrigger, the depth of the rear yard of this dwelling which is over 8m, and the narrow width of the rear yard which is only about 2.3m, would ensure that no overlooking views would be achievable from the proposed roof terrace.
==== PAGE 6 ====
23/01280/B Page 6 of 7
6.3.4 In this case of No. 2 Summerhill, it is also considered that there would be no views to the rear yard of this neighbouring dwelling due to the position of the projecting rear outrigger of No. 3 Summerhill which would screen views to the rear yard of this dwelling, with views only achievable of the top of the stairs which leads to the rear lane. Therefore any impacts in terms of overlooking of the rear yard of this neighbour, would not be sufficient to warrant refusal of the proposal.
6.3.5 Overall, it is considered that the position of the projecting rear outriggers on both the application site and No.3 Summerhill, the changing topography of the rear yards, the narrowness of the rear yards, and the position of the roof terrace relative to the roof of the rear outriggers, would ensure that any overlooking impacts would not be sufficient to warrant refusal of the scheme.
7.0 CONCLUSION 7.1 It is judged that the application meets the tests of section 18 of the Town and Country Planning Act 1999 and Environment Policy 35 within the IOM Strategic Plan 2016, as the character of the Conservation Area is being preserved. The proposals are also judged to comply with General Policy 2 as the works would not affect adversely the character of the locality or surrounding townscape, and no significant adverse impacts on neighbouring amenity would result from the proposal. It is therefore recommended that the application be approved.
8.0 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 in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the 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 : 08.02.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
==== PAGE 7 ====
23/01280/B Page 7 of 7
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal