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Application No.: 20/00241/B Applicant: Cannell Print Limited Proposal: Alterations and erection of 3 storey rear extension, rear access and additional residential use Site Address: 44 Bucks Road Douglas Isle Of Man IM1 3AD Planning Officer: Mr Peiran Shen Photo Taken: 26.03.2020 Site Visit: 26.03.2020 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 30.04.2020 _________________________________________________________________
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.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2, Housing Policy 17 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the submitted documents, location plan, site plan, statement, drawing no. 01 and 02 all date-stamped as having been received on 27th February 2020. __________________________________________________________________
Additional Persons
None _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT.
1.0 THE SITE - 1.1 The application site is the commercial curtilage of 44 Bucks Road, Douglas, a two-storey mid-terrace dwelling located at the east of the Buck Road close to the junction with Albert Street. - 1.2 At the rear of the property there is a single-storey workshop. The south half has a wooden door and a mono-pitched roof. The north half has a brick wall with paint and a flat roof. - 1.3 The building is currently vacant. It was used as an art gallery and dealer. On the ground floor, there is a sales area. On the first floor, there are two offices and a kitchen and a toilet. - 1.4 The back alley has a focal point of 42 Bucks Road, its light blue two-storey extension, followed by a variety of rear elevations, including walls, single/two-storey and three-storey extension, etc.
2.0 THE PROPOSAL - 2.1 The proposed work is the alteration and erection of three-storey rear extension, rear access and additional residential use. - 2.2 The proposed extension is going to have the following features:
2.3 The proposed extension is going to have the following details:
2.3 The proposed south half of the ground floor would project approx. 6m from the rear elevation. - 2.4 The ground floor of the main building is going to remain as a sales area. The ground floor of the extension will have a garage/workshop, a toilet, a bin storage area and a staircase that links all levels of the extension. The mezzanine floor of the extension will have an office. The first floor of the main building is going to have two bedrooms and a bathroom. The first floor of the extension will have a kitchen/dining/lounge area and a toilet. - 2.5 The extension and the main building will be connecting on the north side on the ground floor and the mezzanine floor. It will connect with the main building on the south side on the first floor.
3.0 PLANNING HISTORY - 3.1 46 Buck Road was approved to change the rear part use from office to residential under PA 19/01189/B. - 3.2 42 Buck Roads was approved retrospectively to include residential use along with retail use under PA 19/00979/C. - 3.3 50 Buck Roads was approved to the erection of extension to rear elevation and conversion of upper floors into two apartments under PA 15/00370/B.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Douglas Local Plan 1998. The proposed use is consistent with this land use designation. The rear of the property is on the boundary of Windsor Road Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 Environment Policy 36: "Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area." - 4.5 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: As a general policy, in built-up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 4.6 Housing Policy 17: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.7 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.8 RDG 4.3 Two Storey Rear Extension sets out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that the 45-degree line should be used to determine the impact on neighbouring properties. - 4.9 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
4.10 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATION - 5.1 Douglas Borough Council has no objection on this application (18/03/2020). - 5.2 DoI Highway Services do not oppose this application (19/03/2020).
6.0 ASSESSMENT - 6.1 The main concerns for this application are its impact on the character of the area and its impact on the amenities of the residents and the neighbours. - 6.2 The extension is at the rear of the property. The rear lane is characterised by rear outlets of varying size and appearance and what is proposed will not be out of keeping with these. The visibility of the proposed extension is limited from Albert Street by existing rear annexes at numbers 42 and it will not extend out as far as that at number 54 so will have that as a partial backdrop. As such, it is considered that the proposal is acceptable in terms of the impact on the street scene. - 6.3 The rear of the property is the boundary of Windsor Road Conservation Area. In this case, it would not be seen when coming into the Windsor Road Conservation Area from Sydney Mount on to Albert Street, which is a one-way street. However, as pedestrians walking from Albert Street onto Sydney Mount (out of the Conservation Area), the extension will be clearly visible. As a back alley, the street scene is a mix of structures with the visual focal point being 42 Bucks Road. The extension is no worse or better than the existing street scene in terms of design so there is no detrimental effect to the views out of the Conservation Area. - 6.4 The proposal will retain the two existing parking. If the occupants work in Douglas then this may not work so well for them, but it is also likely that if they live in Douglas they may choose not to have a car. It is considered that the proposal will not harm highway safety. - 6.5 Whilst the property looks out over a rear lane, there is perhaps more space available at the rear due to the position of the lane between Albert and Mona Streets. The light and outlook available are therefore considered acceptable. There is a separate bin store within the site, which is not on public display nor passed on the way into the flats. Whilst there is not a great deal of space for amenity purposes, it is not unusual to many other blocks of flats where the rear yard has been given over to car parking. It is considered that the outlook and amenities available to the flats are acceptable.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide Section 4, 5 and 7. Therefore, it is recommended for approval.
8.0 INTEREST PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision-maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …Permitted……….... Committee Meeting Date:…13.07.2020
Signed :………P SHEN………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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