**Document:** Supporting Information Statement **Application:** 23/01365/B — Alterations and erection of a ground floor rear extension, installation of replacement windows and door, re roofing works, alteration to existing roof dormers and installation of iron railings **Decision:** Permitted **Decision Date:** 2024-04-25 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/56729-braddan-4-osborne-replacement-extension/documents/1365103 --- # Supporting Information Statement ## CJ Design Limited 10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: carljenk@manx.net ### Supporting Information Statement For Renovation, Extension & Internal Alterations At 4 Osborne Terrace, Douglas. 2023/01/06 Existing Site The application site is the residential curtilage of 4 Osborne Terrace, Douglas. The existing property is a five storey dwelling located in the centre of a terrace row of seven properties facing onto Osborne Terrace to the front and Cambridge Terrace (no through road) to the rear. Osborne Terrace is in the centre of Douglas City centre and sits within the Windsor Road, Douglas Conservation area. The properties in the surrounding area are characterised by 3-4 storey terrace residential properties of traditional style with the Manx Museum directly to the south and Reayrt Ny Baie Residential Home located to the East. The property of 4 Osborne Terrace features, as with other properties on the terrace, a long and narrow front garden surrounded by trees, hedges and a boundary wall with wrought iron railings over. To the rear there is an enclosed private concrete yard with pedestrian access gate onto Cambridge Terrace. The façade facing Osborne Terrace has a render finish with timber vertical sliding sash (single glazed) windows and a timber door with fanlight above. There is a wrought iron feature balustrade provided across the front windows on the property at first floor level. The roof contains a large full width dormer that is screened behind a parapet wall and contains additional windows to the top floor Bedroom and Bathroom. The rear façade (facing Cambridge Terrace) has similar materials as the front but with more traditional portioned window openings and no feature ironwork. There is a smaller dormer within the roof but there is no parapet wall. Photographs of the existing property are included on CJ Design drawing numbered 2023/01/01 & 02, submitted as part of this planning application. Whilst the front elevation is easily visible to members of the public from Windsor Road, there is a significant amount of screening provided by the trees and hedging in the front garden that restricts the public view from Osborne Terrace. Cambridge Terrace has a similar configuration to Osborne Terrace in that the properties are set back with large landscaped gardens to the front. The views to the rear of 4 Osborne Terrace are generally restricted to members of the public requiring access to Cambridge Terrace or the rear of Osborne Terrace (as Cambridge Terrace is a no through road). Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to one previous planning application submitted by a previous owner. Details of this application are listed below for reference: - Ref: Status Description 86/00579/B Permitted Installation of dormer and internal alterations Client Statement 4 Osborne Terrace is a house that retains much of its original grandeur and many original features. However, there have been some unsympathetic alterations to the internal layout that we propose to restore in keeping with the original style of the house. Our proposed changes to windows and doors are to improve insulation whilst retaining their style in the basement, ground floor, first floor, and second floor. Our proposals for the third floor are designed to bring simplicity and coherence to the window design. The extension of the kitchen across the yard and linking into the existing dining room will provide a kitchen of appropriate size to the property and a modern style of living. It brings flow and connection to the main rooms on the ground floor which is currently lacking. Pre-Application Advice During the design process pre-application consultation have taken place with the Planning Department. These consultations have been in the form of email correspondence. The advice given in the pre-application consultations have been taken on board by the applicant and the rationale for the submitted proposals are outlined in this Supporting Information Statement. The applicant has discussed the proposals with the immediate neighbours who have not raised any objections or any adverse comments to the proposals. Proposals This application seeks full planning approval for the external renovation works to the front and rear façades including re-roofing, new windows & doors, alterations to existing roof dormers, new iron railings and internal alteration works. The applicant has recently purchased the property and would like to modernise the internal layout and external appearance to create a more energy efficient property, fit for modern living whilst retaining the original character and appearance when viewed as part of the terrace. Externally the applicant would like to re-roof the property using reclaimed natural slate and alter the window openings in the front dormer to provide more natural light within the Bedroom whilst maximising the views out over Douglas Bay. It is proposed the rear dormer is increased in width to match the neighbouring property as part of the re-roof, again to maximise the natural light into the Bedroom whilst improving the views over Douglas Bay towards Onchan. All external windows and doors are to be replaced UPVC double glazed sliding sash windows of similar design [Table omitted in markdown export] to the existing. New wrought iron balustrade (designed to match the railings on the front garden wall) is also proposed around the existing lightwell to the basement windows at the front and the newly created lightwell to the basement window in the rear. The existing wooden vertical sliding sash windows are single glazed and some cannot be opened as they have been painted over and stuck closed. As the windows can’t open, they are in effect unsafe in case of fire, especially from the first and second floor rooms which ideally are required to provide secondary escape in the event of a fire. Due to the proximity of the property to the coast and it’s exposure conditions, timber windows are generally unusable as they swell and get stuck during the winter only to shrink again in the summer and rattle on windy days whilst remaining impossible to open. Several other properties in the terrace are fitted with UPVC and we hope this will be acceptable in this instance. By removing an internal wall in the ground floor rear part of the building (originally thought to be a garage) and opening up the enlarged Kitchen space into the rear yard, the applicant hopes to create a more open plan Kitchen space conducive to modern lifestyle with higher levels of natural light. The new enlarged door opening to the Kitchen is to be fitted with double glazed, thermally broken fold aside powder coated aluminium glazed doors that can be fully opened during the summer months to enable enjoyment of the rear yard as an entertaining space (family barbeques etc). We have reviewed the Residential Design Guide 2021 and understand the planning department’s preference in relation to flat roofs, especially in Conservation areas. However, whilst flat roofs are not generally supported by the guidance given in the Residential Design Guide, it is hoped due to small area of flat roof proposed, the location on the rear of the property and the fact it is not easily visible to members of the public, it will be acceptable in this instance. Minor internal alterations and internal wall removal are proposed to the first, second and third floors which will help restore the internal layout closer to the original and provide larger rooms suitable for family life. None of these internal alterations will affect the external appearance of the property when viewed from Osborne & Cambridge Terrace. Conclusion We believe the internal and external renovation works to the property contained within this application complies with the recommendations of the current planning guidance as the proposals: - - - enhance the appearance of the property as viewed from the public highway, - - have very little visual impact to members of the public, - - use materials which are sympathetic to the original building, - - respects the site and surrounding in terms of layout, scale and form - - does not adversely affect the character of the surrounding Streetscene, - - does not adversely affect the amenity of the local residents or character of the locality, - - significantly enhances the amenities for the existing property. --- *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/56729-braddan-4-osborne-replacement-extension/documents/1365103*