Planning Directorate Statement

Department of Local Government and the Environment

Rheynn Reiltys Ynnydagh as y Chymmyltaght

Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF.

Director of Planning & Building Control M.I. McCauley, M.R.T.P.I.

Planning statement on behalf of the Department of Local Government and the Environment in respect of planning for alterations and extension to rear of dwelling to improve layout of existing flats at 35 Allan Street, Douglas

Introduction

• The aim of this statement is to provide background information to the planning application and to set out the views of the Planning Directorate in respect of the proposed development.

Description Of Application Site

• The site is a two storey end of terrace property situated on the south eastern side of Allan Street. To the rear of the property there is a two storey outrigger with a mono pitch roof.
• The property is currently subdivided into 2 flats.
• To the north west of the application site is the public highway of Allan Street.
• To the rear of the application site is a access lane.
• To the north east of the application site is the public highway of Park Street.
• The site is within an area zoned as predominantly residential in the 1998 Douglas Local Plan.

Proposal

• The proposal is for alterations and an extension to rear of the building to improve layout of the existing flats.
• The existing outrigger will be extended outwards towards the public highway of Park Street.
• The proposal will improve the living arrangements for the two flats.

• A new pitched roof will be placed over the existing outrigger and the new extension.
• The application is also proposing to replace the existing windows on the front elevation with sliding sash uPVC windows.
• New uPVC windows will be installed to the rear of the property.

Relevant Planning History

• 99/00090/B - Installation of uPVC windows to replace existing – granted

Development Plan Policies

• Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
• Planning Circular 1/98 – The Alteration and Replacement of Windows.

Issues

• In respect of the impact on the visual amenities of Park Street, the existing outrigger and external staircase are generally poor in appearance when viewed from Park Street. The proposed extension will improve the overall appearance of the building within the street scene by removing the external staircase. It is considered the extension will not adversely affect the visual amenities of the street scene.
• In respect of the impact on No.37 Allan Street, the application site is set to the north east of the neighbouring property. There are a number of windows on the rear and side elevation of the neighbouring property which either serve habitable/non-habitable rooms, which are generally enclosed by the existing outrigger attached to No.35 Allan Street. The proposed roof will increase the height of the outrigger. However, the roof will slope away from the boundary. It is considered that the increase in roof height will not cause any significant harm to the occupiers of No.37 Allan Street from overshadowing.
• The application is also proposing to install a window on the side elevation of the outrigger, which will directly overlook the rear yard of No.37 Allan Street. The window will also directly face an obscure glazed window, which is at first floor level in the side elevation of the outrigger to No.37 Allan Street. There is a further window on the side elevation of the outrigger at ground floor level which serves a kitchen. The proposed window will only serve a bedroom. The bedroom will not be used all the time unlike other main living area such as a lounge which would increase the opportunity for overlooking. Due to the narrow gap between the two outriggers it is considered that overlooking will be difficult. A condition requiring the window to be obscure glazed could overcome this issue. On balance, it is considered the impact from overlooking will be minimal.

• Paragraph 8 of Planning Circular 1/98 states that “Replacement windows should preferably be the same as or similar to the originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed approach will be taken to the replacement of windows in such properties”.

Reasons for Policy: Many buildings fall within this category and although there is little in the way of restriction, the aim is to encourage simulation of the original glazing patterns and this will apply particular to buildings which are part of a larger group, such as a terrace, where replacement windows, if carefully designed, may serve to enhance the overall appearance of the groups.

• The assessment of the proposed windows is considered to fall into an examination of one issue. The issue is the impact of the replacement windows onto the character and appearance of building within the street scene.

• The existing windows are not the original windows. The application site is not within a Conservation Area and nor is it a Registered Building. There are other properties within the street which have uPVC windows. The use of sliding sash windows on the front elevation would be an improvement to the property compared to the use of casement windows. The installation of sliding sash windows would more than likely be re-instating the original style of windows back into the property. It is considered the replacement windows would not adversely affect the character and appearance of the building within the street scene and would in fact enhance the appearance of the property within the street scene.

Recommendation

It is recommended that the planning application be granted subject to the imposition of appropriate conditions and notes.

Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to alterations and extension to rear to improve the layout of the existing flats as shown in drawing numbers 01, 02, 03 and 04 date stamped 3rd November 2006.

1. No facing and roofing materials shall be used other than materials similar to those used on the existing building.

Notes

1. The proposed flats must, on completion of the work, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same regulations.

1. The applicant is advised to consult the Fire Safety Department as the proposal (may) fall within the scope of the Fire Precautions (Flats) Regulations 1996.

This statement has been prepared by Mr Ian Brooks BA(Hons), DipTP, MRTPI, Planning Officer, on behalf of the Planning Directorate of the Department of Local Government and the Environment.

Signed Ian Brooks Date 20th March 2007