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Application No.: 22/01066/B Applicant: Mr Patrick & Mrs Kay O'Meara Proposal: Extension and alteration to existing building including erection of a first floor rear extension, installation of rear flue, installation of glazed balustrade to first floor terrace and installation of a second floor roof-light Site Address: Albert Hotel Athol Street Port St Mary Isle Of Man IM9 5DS Planning Officer: Miss Lucy Kinrade Photo Taken: 11.01.2023 Site Visit: 11.01.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.01.2023
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.
This application has been recommended for approval for the following reason.
The application is considered to have an acceptable visual impact and neighbouring amenity impact and to meet with the principles of Strategic Policies 3, General Policy 2 and Environment Policies 23 and 35 of the IOM Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing numbers 1954-01, 1954-02 Rev A, 1954-03 and 1954-04 all date received 30/08/2022. _______________________________________________________________
Additional Persons None
_____________________________________________________________________________ Officer’s Report
1.0 APPLICATION SITE - 1.1 The application site is the curtilage of The Albert Public House, Port St Mary an existing end terraced property located at the southern end of Athol Street and facing directly over Port St Mary harbour. The original building is a traditional, three storey building with two large gable end chimney stacks and an unaltered slated pitch roof. The main frontage of the building comprises a traditional styled elevation with vertically aligned windows and doors. The building is grey render dashed with white string courses defining the floor levels and render bands surround each of the windows. - 1.2 On the end gable are two stepped extensions both finished with flat roofs. These extensions provide additional floor area at ground and first floor and are both finished to match the detail of the original building. There is existing frameless glazed balustrading installed around the lower level flat roof. To the rear of the extensions is a metal fire escape stairwell and landing which appears to provide a means of escape from a second floor window on the end gable. - 1.3 The topography of the site means that the land slopes down towards the east and towards the harbour. The dwellings along Queens Road which sit to the rear of the pub sit at a higher level with views over the site and towards the bay.
2.0 PROPOSAL - 2.1 Proposed is the erection of a rear first floor flat roof extension measuring 6.3m x 3.3m and installed with three windows on the side elevation, a high level window on the end gable, a roof lantern above and a flue nearest the existing extraction flue. The proposed extension will require the upper part of the external stairs to be removed, the replacement of the second floor end gable window, the installation of a new flat roof light in the existing first floor extension roof and the installation of glazed balustrading above the first floor extension parapet wall.
3.0 PLANNING HISTORY - 3.1 The application site has been subject to a number of previous planning applications for various alterations and extensions over the years, there has been two refusals one including dormers and one for parapet wall extensions to the upper roof terrace. There has also been two older applications considered to be materially relevant:
4.0 PLANNING POLICY - 4.1 The application site is in an area designated as Mixed Use on the Area Plan for the South 2013 and also within a proposed Conservation Area. Given the nature of the proposal it is relevant to consider Strategic Policies 3 and 5 in seeking to preserve individual character of towns and villages and in promoting good design, General Policy 2 sets out the general design standards, and Environment Policies 23 and 35 of the Strategic Plan seek to protect neighbouring amenity and ensure Conservation Areas are either preserved or enhanced through development. Given the location of the site within the proposed Conservation Area it is also relevant to consider the 2009 Port St Mary Draft Conservation Area Character Appraisal.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Port St Mary Commissioners - no objections (29/11/2022) - 5.2 Department of Infrastructure Highway Services - No highways interest (15/09/2022 and 14/11/2022). - 5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT - 6.1 The application seeks approval for an extension towards the rear, the installation of a new rear flue, the installation of a new flat roof light and the installation of glazed balustrading. In the assessment of each part regard shall be given to the visual impacts on the existing building and the surrounding streetscene as well as having regard to the potential character and appearance impacts on the proposed Conservation Area, as well as considering whether there would be any amenity impacts to the nearest neighbours in terms of smells and fumes, outlook and general privacy and overlooking. Existing Building - 6.2 The Albert Hotel, formerly known as The Ship Inn pre-dates most of Athol Street which was constructed after 1869. Over time (and likely prior to the designation of the proposed Conservation Area) there have been a number of changes to properties along Athol Street and The Underway including some flat roof dormers, enlarged window openings and designs changed to maximise harbour views and in the case of this site large flat roof extensions. In some cases these changes have had consequential impacts on the original historic and architectural quality of the area. It is therefore all the more important to seek to preserve or enhance those existing buildings and remaining fabric which make a positive contribution to the proposed Conservation Area. The original building of the Albert Hotel is of both historic and architectural interest and forms part of one of Port St Mary's most prominent vistas from the bay and it is considered that this principle harbour facing property and its main frontage should be protected from harm. Rear extension
6.2 There are already a number of works which have been undertaken to the existing building including alterations and flat roof extensions across the side and rear elevation. The proposal will introduce another flat roof extension at the rear and whilst this will be viewable from properties behind, and from certain angles from the nearby highway, its set back position, size, distance from the neighbours and its clustering amongst the already varied rear elevation and flat roof extensions it will not be so out of keeping or overbearing on the overall appearance of the rear as to significantly change or adversely impact its overall appearance. - 6.3 There is between 10m - 20m distance between the nearest rear elevation of the neighbours 'The Cottage' and 'Baie Fionn'. The angles and level changes between the site and 'The Cottage' will help to mitigate any direct levels of overlooking and privacy to the proposed
windows. Views towards 'Baie Fionn' are more direct. The Albert sits at a lower level than 'Baie Fionn' however the extension is at an elevated first floor position. The properties in this area are clustered in a close knit arrangement and the topography further contributed to a natural level of overlooking between properties. The very nature of introducing three new windows facing towards 'Baie Fionn' will increase the potential for overlooking between the properties. However on visiting the site and viewing from the neighbours properties and reviewing the proposals, the level change between the two properties and the lower level of the proposed windows also being mostly below the boundary wall level that the proposal is not considered to result in any unacceptable overlooking or privacy impact as to harm the living conditions or general amenity of the neighbours to cause concern, also minded that there is already a degree of established inter-visibility between the two properties and with 'Baie Fionn' being the property sitting at a higher level with a natural overlooking on the site due to the typography.
Rear Flue
6.4 The flue is also situated to the rear and alongside an existing extraction fan serving the public house facility, the proposed flue will be read in conjunction with and with a backdrop of the existing structures and is not considered to create any new or adverse visual or amenity harm beyond the existing flue systems as to warrant any increased or adverse harm on the neighbours or surroundings. Flat roof light - 6.5 There will be limited views of the proposed roof light due to its siting on the upper floors and due to its low level flat design. Whilst not typical of a building of this age, minded of its location on the later flat roof side extensions the proposed roof light is considered to be acceptable and not to cause any significant adverse visual harm to the original building or to the wider streetscene. Glazed Balustrade - 6.6 The glazing is shown as 700mm tall and couples with the existing parapet wall to provide a safety barrier to the roof of the later added flat roof extensions the roof of which links the first floor escape door to the external fire escape stairs. This glazing is already in situ and whilst not a typical feature found in this historic context and streetscene, its installation on the already flat roof extensions which do not contribute to the area and also being mostly clear glass helps to ensure that it appears lightweight, transparent and does not obscure views towards other older buildings, detract from traditional features or stone materials found in the immediate area nor obstruct any views towards the harbour.
7.0 CONCLUSION - 7.1 The proposed works are mostly contained to the rear and to parts of the building which have already been subject to change over time. The works are considered to be acceptable and not to result in any adverse visual impacts as to significantly change the building as viewed within the streetscene or wider proposed Conservation Area, and whilst there may be some perceived overlooking as a result of the three side elevation windows being added, these are at a lower level and beyond the boundary stone wall, and sitting at acute angles from other neighbours and thus is not considered to adversely harm the amenity or living conditions of any neighbours to warrant a concern or refusal. - 7.2 For the above reasons it is considered that the application is within the bounds of acceptability as to comply with General Policy 2 and with the principles of Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner 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: 20.01.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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