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                                      22/01517/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01517/B Applicant : Mr Philip Parr Proposal : Rebuilding of the rear outlet, retrospective partial demolition of the single storey extension and construction of new gable wall Site Address : 24 Derby Square Douglas Isle Of Man IM1 3LS

Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.01.2023 __

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 of section 18 of the Town and Country Planning Act 1999, together with Strategic Policy 4, Strategic Policy 12 and Environment Policy 35 of the IOM Strategic Plan 2016 as the character of the conservation area is being protected, preserved and the existing housing stock is being improved. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to drawings 100, 101, 102revB, 200revA and the other supporting information submitted on 19.12.2022. __

Interested Person Status - Additional Persons

None __

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                                      22/01517/B                                     Page  2  of  4

Officer’s Report

1.0 THE SITE

1.1 The site is 24 Derby Square, a three storey mid terrace property on the south eastern corner of Derby Square and within the Windsor Road Conservation Area.

1.2 The rear elevation of the property has a typical pitched roof two storey outrigger with single storey pitched extension running back to the rear lane.

2.0 THE PROPOSAL

2.1 The application proposes to rebuild the two storey outrigger on a slightly reduced footprint, with a flat roof behind a parapet gable and a small glass porch to the side. Within the rear year, the application seeks retrospective consent to partly demolish the single storey extension and make alterations to the extensions west elevation.

3.0 PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the East 2020 as predominantly residential, and within the Douglas (Windsor Road) Conservation Area. The site is not in an area at risk of flooding.

3.2 TOWN AND COUNTRY PLANNING ACT 1999 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 General Policy 2: (b) (c) (g). Strategic Policies 4, 12. Environment Policies 34, 35.

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

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

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                                      22/01517/B                                     Page  3  of  4

5.1 The most relevant historic applications on the property are application 96/01353/B, which refused the replacement of timber windows with UPVC, 09/01733/R which refused the installation of solar panels, and 12/01681/B that permitted the installation of replacement windows and doors to the rear ground floor annexe.

6.0 REPRESENTATIONS

6.1 The Department of Infrastructure Highways Division have stated that they find the application to have no significant negative impact upon highway safety, network functionality and /or parking (3.1.2023).

7.0 ASSESSMENT

7.1 The principal issues with this application is judged to be the impact of the proposed alterations on the special character of the Douglas (Windsor Road) Conservation Area, and the impact on the amenity of local residents.

7.2 The rear single storey extension that is proposed to be demolished (retrospectively) within the application was only visible to a very limited degree and was not judged to have any architectural merit. As such, the single storey rear extension is not judged to make a positive contribution to the character of the conservation area.

7.3 The application proposes to replace the two storey outrigger with one of on a slightly smaller footprint. The replacement outrigger would have a flat roof with a parapet gable wall. Although the residential design guide states that flat roof extensions should generally be avoided, in this instance it is considered that the gable parapet and reduced massing proposed have been designed in such a manner that there is no adverse impact on amenity or the character of the conservation area. In addition to the above, the form of the gable and design of the opening are considered sufficiently similar in style to those on the rear of number 25, 22 and 23 to respect the site's surroundings.

7.4 A small glass porch is proposed to the side of the replacement outrigger, intended to protect the rear door to the kitchen. This addition is very modest in scale, and will not be visible from outside the site. As such, the proposed rear porch is considered to have no impact on the character of the conservation area.

8.0 CONCLUSION

8.1 It is judged that the application meets the tests of section 18 of the Town and Country Planning Act 1999, together with strategic policy 4, strategic policy 12 and environment policy 35 of the IOM Strategic Plan 2016 as the character of the conservation area is being protected, preserved and the existing housing stock is being improved. 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;

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                                      22/01517/B                                     Page  4  of  4

(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: 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: 02.02.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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