**Document:** DEC Officer Report
**Application:** 22/00451/GB — Alterations, erection of ground floor extension and installation of replacement windows (in association with 22/00452/CON)
**Decision:** Permitted
**Decision Date:** 2022-05-26
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/25292-braddan-5-victoria-replacement-extension/documents/1033027

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# DEC Officer Report

**Application No.:** 22/00451/GB
**Applicant:** Mr Miles Pettit & Miss Phillippa Gale
**Proposal:** Alterations, erection of ground floor extension and installation of replacement windows (in association with 22/00452/CON)
**Site Address:** 5 Victoria Terrace Douglas Isle Of Man IM2 4EU Registered Buildings Officer: Mr Ross Brazier
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 24.05.2022

## 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.

- C 2. Registered Building Making Good Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building
- C 3. Details of Works to Registered Building Prior to the commencement of each phase of work, No works shall take place on those elements listed below until details of the following items, as agreed following consultation with the Registered Buildings Officer have been submitted to and approved in writing by, the Department:

- a) Details of proposed fixing and materials for the insulation to roof.
- b) Details of proposed new rainwater goods.
- c) Details of the proposed render finish including product information.
- d) Details of the proposed roof finish including product information.

- e) Details of the proposed mechanical ventilation system including schedule of works and location of any proposed extraction/ventilation openings. The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building.

- C 4. Sliding Sash Windows All new windows shall be painted timber, double hung vertical sliding sashes with joinery details to match the originals as shown in VT5/15 and shall be retained as such. Reason: To ensure the satisfactory preservation of this registered building

## This application has been recommended for approval for the following reason.

The proposals are considered to be in accordance with the Strategic Plan policies GP2 and 4, Paragraph 9.5.8 and Business Policy 13 , Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is judged to be acceptable.

Plans/Drawings/Information; This decision relates to the following:

- VT5/01 Ground Floor Plan (existing)
- VT5/02 First floor Plan (existing)
- VT5/03 Roof Plan (existing)
- VT5/04 Ground Floor Plan (Proposed)
- VT5/05 First Floor Plan (Proposed)
- VT5/06A Rear Elevation (Proposed)
- VT5/07A Section Garden Room
- VT5/08A Section Half Landing
- VT5/09 Side Elevation (Proposed)
- VT5/10 Site Plan VT5/13 Door Screens

- VT5/15 Proposed Window Design
- VT5/16 Rear Elevation (Existing) Location plan, plan list, planning statement and all information all received on 05/04/2022

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site (no 5) forms part of the Registered Building Victoria Terrace (RB 187) which is a row of six pairs of semi-detached houses. Designed in a neo classical style by John Robinson in 1843 the pairs have twin front doors set in shared pedimented porches that are faced directly on to the pavement. The buildings have hipped roofs with deep eaves their interlocking side entrance pillars and railings along with the varied later side additions give the impression the buildings forming a single terrace. The properties are slow the contour of the road and are stepped in pairs to reflect this, which gives rise to some of the properties having half and full basements and others not. The Buildings have long gardens which run through to the rear access lane Victoria Place, with some of the properties having garages or sheds others

- with parking spaces in front of walls, with no's 1 and 2 having more substantial buildings facing onto Victoria place including a small dwelling house.
- 1.2 The Site is not located within a flood risk area. The site is designated as predominantly residential within the Area Plan for the East. The property is not located within a Conservation Area. THE PROPOSAL

2.1 The proposals seek planning approval for extensions to rear elevation (kitchen) and side (south) and replacement windows (in association with 22/00451/GB).

## PLANNING CONSIDERATIONS

3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering —

- (a) whether to grant planning approval for development which affects a registered building or its setting, or
- (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 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;

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; (g) does not affect adversely the amenity of local residents or the character of the locality;

Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

- o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
- o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register;

- descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
- o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or
- other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

POLICY RB/5 ALTERATIONS AND EXTENSIONS In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

## PLANNING HISTORY

4.1 The site has been subject of a number of applications since being registered those considered of note to this case are the following; Reference Number: 05/01023/GB Status: Permitted Proposal: Renovation of a registered building including reconstruction of an existing two storey extension and construction of a new glazed atrium (in association with 05/01023CON) Reference Number: 05/01023/CON Status: Permitted Proposal: Renovation of a registered building including reconstruction of an existing two storey extension and construction of a new glazed atrium (in association with 05/01023GB) REPRESENTATIONS

Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Douglas Borough Council raised no objection to the application (22.4.22)

5.2 Highways Services indicated there is no highway interest in the application (26.04.22)

5.5 Manx National Heritage (MNH) were consulted (11.04.22) but provided no comments.

## ASSESSMENT

6.1 The issues in this case are whether the proposed alterations to the building will preserve the registered building or its setting or any features of special architectural or historic

interest which it possesses and whether the proposals will impact upon the amenity of local residents or the character of the locality.

6.2 Two additions are proposed to the rear of the property, one to the rear of the side extension to create a boot room, the other to the rear of the main house to create a sun/garden room accessed via the kitchen. The additions are linked but their massing is stepped down and so read as two elements.

6.3 The proposed massing of the new additions are relatively modest in terms of increase in footprint, they enable the original building line of the property to be still read and understood and is considered to be subservient to it. The design of the proposed additions is conservative using detailing of the building in its design and the materiality is also replicating that of the principal building which is considered to be a sensitive approach. Whist the front of the terrace has a strong building line, it is considered that this is not as significant at the rear of these properties, being broken up by garden walls and extensive rear gardens. It is considered that a justification has been put forward by the applicant and that the proposals will not cause harm to the character or special interest of the building and will therefore preserve it.

6.4 It is considered due to the design, scale and massing of the proposed extensions that they will not result in any impact on the amenity of local residents and will not result in an unacceptable level of overlooking to the neighbouring properties. CONCLUSION - 7.1 The proposals are considered to be beneficial to the building helping to preserve it and will have no impact upon the character or appearance of the conservation area does not affect adversely the amenity of local residents or the character of the locality or and to be in accordance with the Strategic Plan policies, Policies RB/3, RB/5, CA/2 of Planning Policy Statement 1/01 and is supported.

## INTERESTED PERSON STATUS

8.1 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.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

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: 25.05.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/25292-braddan-5-victoria-replacement-extension/documents/1033027*