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Application No.: 20/00808/B Applicant: Mr Nelson Cain Proposal: Alterations, closing up of a doorway and rendering works to existing walls Site Address: 24 Falcon Street Douglas Isle Of Man IM2 3HA Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2020 _________________________________________________________________
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 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following plans / drawings / information:
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site represents the curtilage of an existing residential dwelling, 24 Falcon Street, Douglas. The property is located within a terrace of two storey Victorian dwellings situated on the northern side of Falcon Street. - 1.2 Falcon Street slopes downwards from west to east and the dwellings in the terrace (and in the opposite terrace) step down in order to address the change in ground level. There is an access lane along the rear of the terrace and the properties back onto the rear of properties on Grafton Street. - 1.3 The terrace to which the property belongs and the surrounding terraces are generally well-kept, and most have render finishes as well as a number of attractive and interesting details in the form of cornices, hood moulds and string courses that are often given a feature colour. THE PROPOSAL
2.1 The application seeks approval for alterations, closing up of a doorway and rendering works to existing walls. It is proposed to remove the old wooden door at the rear of the outhouse and block up an existing door and create a new window over the blocked up area. A white UPVC window measuring 500mm x 1.2m with horizontal opening shall be installed within the new window opening over blocked up wall. - 2.2 Also, the existing wooden gate at the rear of the yard with access to the rear lane with frame would be removed and replaced with a new wooden door that would have a Suffolk latch and locking bolt. Other structural works would be carried out on the floor and rear wall, with the wall finished is smooth render which would be painted over in white. - 2.3 The works at the rear of the kitchen (east elevation of rear yard) would include the removal of the existing wooden door which connects the rear yard to the kitchen and the installation of a replacement Plain 2 panel UPVC door. Also, the wall on this elevation would be rendered and painted white. - 2.4 The other works within this rear yard would involve:
3.1 The application site is located within an area designated as "Predominantly Residential Use" on the Douglas Local Plan Order 1998; Map No. 2 (South), the site is not within a Conservation Area and the property is not a Registered Building. - 3.2 Due to the zoning of the site and the proposed works the following policy of the Strategic Plan is considered to be relevant in the determination of the application:
3.3 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:
PLANNING HISTORY 4.1 There are no previous planning applications for the application site, properties on the terrace to which the application site belongs or within the vicinity that are considered relevant in the assessment and determination of this application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is No Highway Interest in the letter dated 13 August 2020. - 6.2 Douglas Borough Council has indicated that they have no objection to the application in a letter dated 11 August 2020. ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 With regard to the proposal, the scope of the works is solely contained to the rear elevation and given the rear of this property is back to back with neighbouring separated by a service lane which features 2.2m high masonry walls with rear access gates means there are almost no views or vantage points from the public or private highway of the rear yard or the low parts of the rear elevations of the application site. The only work that would be carried out outside the enclosed courtyard are the works to replace the wooden door at the rear of the outhouse with a window, the replacement of the wooden gate at the rear of the courtyard onto the rear lane and the rendering of the rear of the yard by the rear lane. Albeit, these works would tidy up the rear of the property as viewed from the rear lane which is currently in poor form; thus contributing positively to the overall appearance of the property and the area. Besides, these views are not considered to be the key contributor to the character of the street scene given that they are hidden from the public view and do not bear the characters of the front elevation of the terrace and surrounding terraces that contribute to the appearance of the streetscene. It is therefore considered that the proposed works would have no adverse impacts on the property, the street scene or the locality. As such, the proposed works are considered to conform with GP 2(b & c). - 6.3 Whilst a new window would be introduced with views to the rear lane, this window would be placed such that its base would be 1.6m above the street level; a position that would limit the possibility of any overlooking to occur as very few individuals would be able to gain views onto the neighbouring properties through this window. Besides, there are no windows on
the rear of the abutting properties by the rear lane that would be overlooked by this high level window. Therefore, it is not considered that there would be any privacy concerns resulting from the proposed development.
6.4 It is also considered that the works would improve the energy efficiency of the property given that the new doors and window would replace wooden doors which are in poor form and prone to the effects of the elements. As well, the replacement of the faulty walls and the rendering of the of the external walls within the yard and on the elevation by the rear lane would make the property better suited to weather changes (weather proof) which would enhance the energy saving capacity of the property, thus aligning with GP 2 (n). CONCLUSION - 7.1 On the basis of the above, it is not considered the proposal would have any significant adverse impacts upon public or private amenities, and the works would make the property more energy efficient. Therefore, it is recommended that the application be approved. INTERESTED 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 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.
Decision Made : Permitted Date: 06.10.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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