DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00464/B Applicant: Core Building And Renovation Ltd Proposal: Subdivision of existing single flat to 2 no. flats including erection of rear access staircase and replacement rear extension. Installation of replacement windows and resiting of shopfront door Site Address: 8 Prospect Terrace Woodbourne Road Douglas Isle Of Man IM1 3AL Planning Officer: Mr Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.10.2023

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.

• C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including details of all window and door frames, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

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

The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing mixed-use property without resulting in a detrimental impact upon the character of the Conservation Area or the amenities of surrounding properties, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016).

Plans/Drawings/Information; This approval relates to the following drawings and documents referenced;

• PTA 245-01 Rear elevation site photos Received 17.04.23
• PTA 245-02 RevB Received 31.08.23 ______________________________________________________________

Interested Person Status

Additional Persons It is recommended that the following should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): Isle of Man Victorian Society, Marjon House, Alberta Drive, Onchan

as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to a 4-storey mid-terraced property within Prospect Terrace on the eastern side of Woodbourne Road, Douglas. The property comprises a takeaway at ground floor with a single apartment laid out across the additional 3 floors. The front elevation of the property comprises a fairly traditional, partially glazed shop front at ground-floor level complete with stall risers, sash windows with glazing bars at first and second floor levels intersected by colonnades on the front. - 1.2 The rear of the property is more haphazard in appearance with a series of attached outbuildings/stores of a poor visual appearance, with less uniform fenestration. The property backs onto Woodbourne Terrace Lane, effectively a mews/access road for properties within Prospect Terrace and Dalton Street to the east.

2.0 THE PROPOSAL - 2.1 Planning permission is sought for the subdivision of the existing apartment, laid out across 3 floors, into a 1-bedroom apartment at first-floor and a 2-bedroom duplex apartment across the 2nd and 3rd floors. The proposals also include the insertion of 2 further rooflights on the front elevation, the erection of a modest flat roofed dormer on the rear elevation and the reroofing of the building. - 2.2 Further alterations include the demolition of existing flat roofed elements to the rear of the property, including a store and covered yard area, and erection of new utility/WC extension, creation of new flat roofed over part of the existing store/back office area, erection of an external pedestrian staircase, bin/refuse storage and cycle parking. Existing sliding sash window in the front elevation are to be replaced with double glazed UPVC units, complete with glazing bars as per the exiting, whilst similar windows in the rear elevation are to be replaced with clear glazed sliding sash units (i.e. with no glazing bars).

- 3.0 PLANNING HISTORY

3.1 23/00477/CON - Remove redundant flue stack from the rear elevation. Remove semi derelict outbuildings to the rear to form access and parking areas. This application is in connection with PA 23/00464/B - Permitted

- 4.0 PLANNING POLICY

4.1 The application site is identified in the Area Plan for the East as land zoned for 'predominantly residential' purposes, whilst falling within the Woodbourne Road Conservation Area.

4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact Spatial Policy

• 1 Development in Douglas General Policy
• 2 General Development Considerations

Environment Policy 35 Development within Conservation Areas 42 Designed to respect the character and identity of the locality

Transport Policy

• 4 Highways safety 7 Parking

4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 5.0 REPRESENTATIONS

5.1 Douglas Borough Council - No objections. (28.07.23)

5.2 Highways Services - Previous Highways response dated 19/05/2023 found the layout of the rear of the scheme to be impractical in terms of accessing some of the transport storage options, i.e. vehicular and bicycle parking. Highways accepted the removal of the vehicular parking space in order to facilitate the bicycle parking correctly and accessibly, which is considered to provide a greater benefit to the ground floor use and residential use. The proposal has since removed this parking space.

In place of the previous bike store and parking space, a utility room has been provided with further yard area for the storage of bicycles in a semi-vertical rack type storage. The number of spaces and type of bicycle storage is acceptable to Highways. However, it appears to be open within the yard. The applicant should ensure the bicycle parking is covered and protected from weather / rain.

The proposal raises no significant road safety or highway network efficiency issues, Accordingly, Highway Services Development Control raises no objection to the proposal subject to the vehicular parking space provided to the rear being removed from the proposal. (30.08.23)

5.3 Manx National Heritage - no response received at the time of writing.

5.4 Registered Buildings Officer - no response received at the time of writing.

5.5 One letter of representation has been received from the Isle of Man Victorian Society, who have made the following comments:

We are concerned in respect of the proposed window replacements on the front elevation. The property lies within the Woodbourne Road Conservation Area and therefore any proposed alterations should enhance the area. The proposed replacement windows on the front elevation are described as 'Front windows to be replaced with uPVC double glazed units, Georgian style to match existing.' This is open to interpretation and not sufficiently defined to avoid misinterpretation. The windows should be sliding sash without horns and glazing bars should be both externally and internally applied. A condition of approval of this nature should be applied to avoid any confusion. (11.09.23)

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are as follows:

• - Principle of development (SP1)
• - Design and visual impact (SP5, GP2, EP35, 42)
• - Impact upon neighbouring amenity (GP2, g)
• - Highways and parking (TP4, 7)

- 6.2 PRINCIPLE

• 6.2.1 The site falls within the settlement boundary of Douglas and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties and the development/creation of new dwellings provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.

- 6.3 DESIGN AND VISUAL IMPACT

• 6.3.1 The proposed rear extension would replace existing projections to the property, none of which are of any particular architectural merit or positively contribute to the character and appearance of the building as a whole. The replacement extension, by comparison, represents a more holistic and efficient use of the site, providing enhanced internal accommodation and which successfully corresponds with the built form and vernacular of the existing property. In any case, the proposed changes to the rear of the building, including the external staircase, would not be visible within the context of the principal streetscene of Woodbourne Road within the Conservation Area itself.
• 6.3.2 Alterations to the front of the building are largely minimal, with its general character and appearance suitably safeguarded, including minimal alterations proposed to the shop front. With respect to the replacement windows, the change from timber to UPVC is noted. Whilst the retention of timber frames in a Conservation Area would be preferred, the acceptability of the proposed change will come down to the quality and detail of the proposed window frame material. It is therefore considered reasonable that details of materials be supplied prior to the commencement of development in this instance.
• 6.3.3 Given the above, the proposals are considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 (b) & (c) and Environment Policies 35 and 42 of the Strategic Plan, and in particular without resulting in a detrimental impact upon the character and appearance of the wider Conservation Area.
• 6.4 NEIGHBOURING AMENITY

• 6.4.1 The proposed rear extension is noted to be of a moderate scale which would replace existing rear projections to the property, and would in itself pose no material impact upon the amenities of adjoining properties either side or indeed properties adjacent to the rear. The proposed flat roofed dormer in the rear roofslope would be sited circa. 25m from the rear elevation of No. 1 Dalton Street to the east, which is considered to be an appropriate level of separation to avoid substantial levels of overlooking as required by the Residential Design Guide. No concerns are therefore raised in this respect with the proposals considered to be compliant

• with General Policy 2 (g).

• 6.4.2 The proposals would further amount to a more efficient use of the site by providing an additional residential property, the resultant two of which are considered to be acceptable in terms of layout, floor area and usability with respect to future occupants. Likewise, the removal of stepped access from the commercial area to the apartment and the creation of a dedicated stepped access form the rear of the building is further welcomed to provide a greater degree of separation between the two uses within the building. The proposals are therefore considered to provide a good standard of amenity for future occupants of the two apartments, in compliance

• with General Policy 2 (h).

- 7.0 CONCLUSION

7.1 The proposed development is acceptable in terms of its form, mass and design by providing suitable additions to an existing mixed-use property without resulting in a detrimental impact upon the character of the Conservation Area or the amenities of surrounding properties, and as such comply with Strategic Policy 5, Spatial Policy 3, General Policy 2 and Environment Policies 35 and 42 of the Isle of Man Strategic Plan (2016). The application is therefore recommended for approval. - 8.0 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 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: 24.10.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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