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15/00404/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00404/B Applicant : Steinar Draegebo Proposal : Excavation works to front of house to form light well with glazed roof light over including store room (amendment to PA 14/01277/B) Site Address : 4 Windsor Terrace Douglas Isle of Man IM1 3LU
Case Officer : Mr Edmond Riley Photo Taken : 29.04.2015 Site Visit : 29.04.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is No. 4 Windsor Terrace, Douglas, which lies adjacent to Crellins Hill and the Manx Museum. The site comprises a row of three-storey early Victorian town houses displaying a mixture of original timber sliding sashes and later (pre-Conservation Area status) uPVC windows. While the elevations backing directly onto Windsor Road are notable for their original period features, the front elevations overlooking St Thomas's Church and the Promenade are exceptional for their neoclassical columned facades and cast iron balconies, though they are not readily apparent from that perspective.
1.2 The dwelling is currently undergoing extensive refurbishment throughout.
2.0 PLANNING HISTORY
2.1 Early in 2015, planning approval was granted to PA 14/01277/B for alterations, excavation works to create a light well and store room to the front elevation and installation of replacement windows to the front and rear elevations. The replacement windows would be uPVC sliding sash windows and would replace the existing timber sliding sash windows. This was approved subject to the normal tim elimit condition but also another that specified a particular kind of replacement window style.
2.2 Also relevant to note are the approval to remove a dormer window and create a balcony under PA 08/00953/B, and the approved installation of replacement windows / roof lights and the creation of two additional windows under PA 08/02146/B.
3.0 THE PROPOSAL
3.1 Now proposed are similar excavation works to the front elevation as those approved under PA 14/01277/B. Although no detail regarding the previously approved works is provided, the current application, if approved, would not prevent those works from being undertaken. Perhaps the exception to this is the proposed installation of new railings, but these are shown on the submitted plan to the current application. It is noted that the current application does not make reference to the proposal to alter any windows in the dwelling, unlike the previous application.
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15/00404/B
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3.2 The difference in the current application would see the installation of a flat, glass rooflight within a new roof above the lightwell already approved.
4.0 DEVELOPMENT PLAN POLICIES
4.1 The application site is within an area zoned as Residential identified on the Douglas Local Plan 1998. The site lies within the Upper Douglas, Windsor Road Conservation Area designated in 2003.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polies that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space.
4.4 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".
5.0 REPRESENTATIONS
5.1 Highway Services offered no objection on 28.04.2015.
6.0 ASSESSMENT
6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and 4 Windsor Terrace itself.
6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.
6.3 The case officer reporting on the previous application commented on the proposed works as follows: "The alterations to the basement level are modest and replicate similar works undertaken at Nr 3. It is not considered the works have an impact upon private or public amenities."
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15/00404/B
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6.4 It is not considered that the addition of a glazed roof would have any greater or lesser impact than the previous proposal, and would accordingly be an appropriate preservation of the character and appearance of the Conservation Area and would also be appropriate to 4 Windsor Terrace itself.
6.5 There are therefore no concerns with this proposal and it is concluded that it complies with Environment Policy 35 of the Isle of Man Strategic Plan.
7.0 RECOMMENDATION
7.1 For the reasons given, the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore is recommended for approval.
8.0 INTERESTED PERSON STATUS
8.1 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 (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.05.2015
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.
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The development hereby approved relates to Plan 1032/PL01 Rev C, date-stamped as having been received 14th April 2015.
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15/00404/B
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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 : 22.05.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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