**Document:** Planning Statement **Application:** 26/00249/B — Removal of chimney from outrigger and alteration to fenestration to rear elevation **Decision:** **Decision Date:** **Parish:** Douglas **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/130847-douglas-9-kingswood-grove-alteration/documents/1594471 --- # Planning Statement 01 APPLICATION DETAILS 9 Kingswood Grove DOUGLAS IM1 3LY 02.0 DESIGN 02.1 INTRODUCTION Situated in Douglas within the Windsor Road conservation area, 9 Kingswood Grove is a mid terrace Victorian two storey dwelling with outrigger and small rear yard. This planning application seeks approval to demolish a rear chimney stack on the outrigger and reduce the height of a window on the rear elevation by raising the cill level. 02.2 USE The building will retain its use as a family home. The Town and County Planning (Area Plan for the East) Order 2020 designates the area as "Predominately Residential" (Map 5 - Douglas Central) 02.3 AMOUNT The dwelling areas will remain the same. 02.4 DESCRIPTION • CONTEXT Set just outside the Douglas Town Centre boundary, but within the Windsor Road Conservation Area, Kingswood Grove connects Christian Road to Windsor Road and is of mixed character. To the south west end it consists of the side end elevations of 3 storey Victorian terraces and open green space to the front of the Ellan Vannin Old Peoples Home; to the south east end it is 2 storey commercial buildings, with either a flat or pitched roof and a small open green space that forms part of the entrance to the Manx i-museum. To the north end of Kingswood Grove the character is more consistent with a small group of 'polite' Victorian terraces facing each other either side of the road. On one side, to the west, the terrace is 3 storey and on the other side, to the east, 2 storey. Both terraces have attic areas with dormers and are served by back alleys. The terrain is relatively flat and number 9 is mid way along the east side. 02.5 DESCRIPTION • EXISTING FORM • MATERIALS The terraces have slate duo pitched roofs, front to back, with substantial chimney stacks along party walls between each property; at ground floor level to the front is a bay window with pitched roof; and the main rear elevations have a dormer window with pitched roof. The plan of the dwellings is narrow, deep and 'L' shaped with a lower level outrigger that has a duo pitched roof, the pitch of the roof being at 90 degrees to the main roof. The walls are stone and rendered with the front elevations having ornate mouldings - bracketry at waves level; a cornice at first floor window cill level and arched mouldings over windows and the front entrance. The front elevations are painted whilst the rear elevations are a mixture of painted and unpainted render. The rear elevations are plain with no mouldings, some have a small chimney stack, while others have had the chimney stack removed. 02.6 DESCRIPTION • BACKGROUND • NEED This application seeks permission to address: - a redundant chimney stack on the rear outrigger which is causing damage via water ingress and therefore needs to be removed - the raising of a window cill to the rear elevation which sits immediately above the roof of the outrigger. The relationship between the outrigger roof and the window cill of the upper stair landing is currently insufficient to allow for adequate lead flashings and therefore properly protect the junction between roof and wall from water ingress. 03.0 DESIGN PRICIPLES • NATURE OF PROPOSAL To address the highlighted issues it is proposed to remove the chimney stack and carry the slate roof finishes over the space created; plus raise the level of the window cill, with associated lead flashings, and insert a new casement UPVC window in the new opening. The proposals are all on the rear elevation and not publically visible. 04.0 PLANNING POLICY The site is within the Douglas Windsor Road Conservation Area. The relevant planning policy is as follows: Environmental Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. The space left by the removal of the chimney to the outrigger on the rear elevation will be finished in natural slate to match the existing finish. Environmental Policy 35: 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. The character of the conservation area, and in particular this small group of Victorian dwellings, will be preserved. The necessary proposed works will be occurring on the rear elevation and will not be publically visible. The rear elevations are the 'servant' areas of the dwelling and have much simpler detailing than the front elevations. The rear elevations have been much altered over time with the removal of some chimney stacks and replacement of the original timber sash windows with UPVC casement windows with varying opening sizes and fenestration. The special features of the terraces, confined to the front elevations, will not be altered. Environmental Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area. The building will be retained with the proposed works taking place on the rear elevation. Planning Circular 1/98 The Alteration and Replacement of Windows: Category (b) BUILDINGS IN CONSERVATION AREAS If the original windows are in place they should preferably be repaired. If repair is impractical, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in construction. The proposed window is not readily visible from a public thoroughfare and is currently a UPVC window, split horizontally at its mid point with a top opening casement. It is of limited merit. The proposal to raise the cill level will enable lead flashings of adequate height to be inserted and therefore protect the roof junction of the outrigger where it meets the rear wall. Given the change in proportion of the window a horizontal division at mid point is not appropriate and therefore it is proposed that the whole of the window is an opening casement. 01 Rear elevation 17/03/2020 ISSUE 03_PLANNING Manx National Heritage 373_9 Kingswood Grove Douglas Number S(-)000 Scale NA @ A3 Planning Statement No real estate there this: drawing 100 dimensions on every schedule at all locations (e.g. comfortable, house features, table table, guest, or the property and that given elsewhere or another) on site and for without formulating to the project at effect of writing. 01 horncastle:thomas profilesto+davignare 02-04/2020 ISSUE 03-04/2020 ![A street-level photograph showing a row of residential properties, including a white house labeled 'Number 9', with stone boundary walls and a gated entrance in the foreground.](https://images.planningportal.im/2026/04/7305237.jpg) --- *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/130847-douglas-9-kingswood-grove-alteration/documents/1594471*