**Document:** Planning Officer Report
**Application:** 13/00838/B — Erection of extension to side elevation (comprising amendments to PA 09/01826/B)
**Decision:** Permitted
**Decision Date:** 2013-09-03
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/4651-braddan-6-windsor-terrace-extension/documents/1292758

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# Planning Officer Report

## Planning Officer Report And Recommendations [Table omitted in markdown export]

### Officer's Report

#### The Application Site

1. The application site is No. 6 Windsor Terrace, Douglas. It is split level 3/4 storey town house situated at the end of a terrace of historic dwellings fronting the east side of the street. The residential frontage to the street continues to the north but with a terrace of more modest two storey dwellings/apartments. To the other side of the road to the west are a number of garages and outbuildings set within their own curtilage plots. There is a relatively small back garden at the rear, beyond which the ground steeply falls away towards the back of the Gaiety Theatre and promenade.

2. The site is within the Windsor Road Conservation Area.

#### The Proposal

3. Planning approval has previously been granted for a 2/3 storey side extension (09/01826/B). The property is currently under renovation and the applicant wants to amend the design of the extension, primarily to improve the floor levels (the existing scheme has a significant step down from the existing house into the bathroom in the extension and the applicant is concerned that this is impractical). Externally, the main changes to the design of the extension are:

- The currently proposed extension is 250mm deeper than the previous scheme
- The ridge of the roof is re-orientated to east-west rather than a half hipped ridge roof with north-south ridge with the previous scheme
- Change in the overall height (0.1m metres higher as measured at the front, but 0.4 metres lower as measured at the centre point of the side due to a change in ground levels)
- Living accommodation rather than garage at ground floor
- Door instead of window at the rear with new stairs down to the back garden
- Addition of two roof lights in the north facing slope
- Change to the adjoining ground levels

4. The application follows pre-application discussions with the planning and conservation officers.

#### Planning History

5. 13/00785/B - the Planning Authority is currently considering an application for replacement metal balconies at the rear.
6. 09/01826/B - approval granted at appeal in 2010 for the erection of a 2 / 3 storey side extension.
7. 99/00832/B - approval granted in 1999 for the erection of an extension.
8. 89/04080/B - application refused for the erection of a new dwelling.
9. 88/04574/B - approval granted for the conversion of the house into two flats.
10. 88/01505/B - application refused for the conversion of the house into two flats.

## Planning Policy

11. The Douglas Local Plan 1998 identifies the site and adjacent land as being predominantly residential.
12. General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:
'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:
- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (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;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption.' 13. Environmental Policy 35 of the Isle of Man Strategic Plan 2007 is relevant: 'Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.'

14. Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area.

## Representations

15. Douglas Borough Council - no objection.
16. Highways Division - no objection.

### Assessment

The effect of the proposal on the character and appearance of the Conservation Area
17. The design of the extension is very similar to the previously approved scheme. Its design, form, materials (which will match the existing house) and fenestration are consistent with and would complement the existing house. The character and appearance of the Conservation Area would be preserved.

The effect of the proposal on residential amenity
18. The appeal against the previous application for a similar extension (09/01826) was centred around the impact of the proposal on the residential amenity of the flats at Nos. 8 and 9 Windsor Terrace situated immediately adjacent the site to the north. The Inspector commented as follows:
'Nos. 8 and 9 are two bedroom apartments and the sole window of one bedroom to each property is in the gable wall facing towards No. 6. The current distance between these windows and the side wall of No. 6 scales.... at around 7.5 metres. With the proposed extension the distance would be reduced to over 4 metres. There would be some impact on daylight levels within the bedrooms. However, having regard to the set back of the extension from the front and rear elevations, the fact that the roof of the extension would be around 3 metres below the eaves level and 4.5 metres below the ridge of No. 6 and also the intention to retain the existing white stucco finish with the extension, I am not convinced that the consequences for amenity of the residents of these apartments would be so serious as to justify the rejection of the scheme.'
19. The revisions to the design of the extension proposed by the current application are not considered to substantially alter this view. The bulk of the roof is actually reduced and so in this regard there may be less loss of sun and day light to Nos. 8 and 9 next door.
20. With regard to the other changes, the introduction of the staircase at the rear, which includes a small balcony platform at the top of the stairs, would give rise to some overlooking of the rear garden of Nos. 8 and 9 . However, the platform is relatively small and is unlikely to encourage people to spend much time on it, observing the surrounding views including the neighbouring garden. Furthermore, given that the garden of Nos. 8 and 9 is likely to be communal, shared by both flats, occupants of the flats would unlikely experience high levels of privacy at present anyway. In any event, the degree of potential overlooking is not considered substantial.
21. The proposed drawings show a bin store at the side of the extension on the boundary with Nos. 8 and 9. It is considered unlikely that this would create any significant amenity issues for the neighbours and the area could be used for the storage of bins without planning approval anyway.

22. The rooflights on the north roof aspect would be high level and would not cause any overlooking towards No. 8 and 9 to the immediate north.

Access and parking
23. The proposed extension would have living accommodation at ground floor rather than the previously approved garage. There would remain space in front of the extension for at least one car, although with the loss of the garage there would no longer be ample space for two off-street parking spaces. That being said, there seems to be on-street parking generally available at the front of the property. Moreover, there is arguably no existing off-street parking provision with the existing area to the side of the house gated for vehicles but grassed over. The Highways Division has offered no objection to the application and it not considered that parking provision here is a major issue.

## Recommendation

24. It is recommended that approval is granted.

### Party Status

25. The following parties should be afforded Interested Party Status:

The Local Authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
26. The following parties should not be afforded Interested Party Status:

The Highways Division is part of the Department of Infrastructure and not an Interested Party.

### Recommendation

Recommended Decision: Permitted

Date of 02.09.2013
Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

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

C 2.

The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 4407/L1, 4407/S1, 4407/EX1, 4407/EX2, 4407/P1 and 4407/P2, 4407/P3A received on 16 July 2013.

C 3. The external finishes of the extension shall match those of the existing building in all respects, unless the Planning Authority grants its prior written approval to any variation.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date :  2013

## Determining officer (delete as appropriate)

Signed :
Anthony Holmes
Senior Planning Officer
Signed :
Michael Gallagher
Director of Planning and Building Control

Signed :
Sarah Corlett
Senior Planning Officer
Signed :
Jennifer Chance
Development Control Manager

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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/4651-braddan-6-windsor-terrace-extension/documents/1292758*