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22/01484/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01484/B Applicant : JSK Proposal : Alterations to dwelling; replace garage door with wall & window, installation of replacement doors and windows. Rebuild bay window on front elevation & re rendering of the dwelling Site Address : Langdale House Lower Dukes Road Douglas Isle Of Man IM2 4BQ
Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.01.2023 __
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.
This application has been recommended for approval for the following reason. The application meets the tests within General Policy 2 and Strategic Policy 4 as it does not affect adversely the character of the surrounding townscape, respects the existing building and preserves the setting of the Olympia Conservation Area. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawings 1643-1 and 1643-2, together with the other supporting information submitted on 5.12.2022. __
Interested Person Status - Additional Persons
None __
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22/01484/B Page 2 of 4
Officer’s Report
1.0 THE SITE
1.1 The application site is the residential curtilage of Langdale House, Lower Dukes Road, Douglas, situated on the northern side of Lower Dukes Road. The property is a two storey detached dwelling situation within its own grounds.
2.0 THE PROPOSAL
2.1 The application proposes to replace garage door with wall and window, the installation of replacement doors and windows, rebuild the bay window on the front elevation, and the alteration of the external wall finish of the dwelling from spar dash to painted smooth render.
3.0 PLANNING POLICIES
3.1 The application site is in an area defined as Predominantly Residential on Map 4 of the Area Plan for the East 2020. The site is not in an area at risk of flooding.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2: 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
As the site is visible from the Douglas (Olympia) Conservation Area, SP4 is judged relevant: Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
3.3 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are:
Strategic Policy 12, Infrastructure Policy 5, Community Policy 7, Community Policy 10 and Community Policy 11.
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions."
5.0 PLANNING HISTORY
5.1 Planning application 86/00426/B permitted a two storey extension at the property, and more recently 22/01302/B permitted alterations to the vehicular access and driveway.
6.0 REPRESENTATIONS
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22/01484/B Page 3 of 4
Copies of representations received can be viewed on the Department's website. This report contains summaries only.
6.1 The Department of Infrastructure Highways Division state that they judge the application to have no significant negative impact upon highway safety, network functionality and /or parking. (21.12.2022).
6.2 Douglas Borough Council state that they have no objections to the application (29.12.2022).
7.0 ASSESSMENT
7.1 As the application proposes alterations/extensions to an existing detached dwelling, it is judged that the most pertinent issues are the impact on the character of the dwelling itself and the impact on the amenity of local residents and the character of the surrounding townscape.
7.2 The alterations to the windows and doors proposed within the application are considered to be modest in nature and to general have very little impact on the design of the existing building. The replacement of the bowed bay window on the front elevation with a rectangular bay window is a minor departure from the existing design. However, the proposed design is considered to be such that the existing form and design of the property are being respected. Finally in terms of the elements proposed, the proposed change in external finish from spar dash to painted smooth render is considered to be a common finish used on many of the buildings in the vicinity, and is therefore considered to respect the design of the existing building.
7.3 The site is visible from the Olympia Conservation Area. However, the house itself is masked by the boundary wall and landscaping. Given the nature of the proposals and the landscaped nature of the site boundary, the setting of the conservation area is considered to be preserved.
7.4 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 and Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
8.0 CONCLUSION
8.1 The application is judged to meet the tests within General Policy 2 and Strategic Policy 4 as it does not affect adversely the character of the surrounding townscape, respects the existing building and preserves the setting of the Olympia Conservation Area. It is therefore recommended that the application be approved.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 The decision maker must determine:
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22/01484/B Page 4 of 4
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 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: 25.01.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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