Africa House Woodbourne Road Douglas Isle Of Man IM2 3AP
Case Officer:
Mr Steve Stanley
Photo Taken:
09.11.2011
Site Visit:
09.11.2011
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission to construct an extension to an existing dwelling located within a Conservation Area in Douglas.
The Site
The application site is the curtilage of Africa House, Woodbourne Road, Douglas, a substantial property set to the south east of Woodbourne Road.
The site has a stone wall to its boundary with Woodbourne Road, behind which is a mixture of coniferous and deciduous tree planting. The site slopes downwards away from Woodbourne Road and as such the house is set considerably lower than the level of the adjacent highway.
A sweeping driveway extends from the access at Woodbourne Road. This terminates in front of the property providing a substantial level of off street parking.
The property is characterised by hipped roofs and vertically proportioned windows. At some point in the past, a large two storey extension has been constructed to the north eastern side. The design of this reflects that of the original building however it is clearly a later addition.
The Proposal
This application seeks approval for the construction of a first floor extension to the south western side of the property. However it is clear from the plans that the proposal is for a two storey extension, replacing an existing single storey extension.
The proposed extension would have a hipped roof to match that of the existing building. It would also incorporate details to match the windows and exposed trusses of the existing building.
The extension would provide a lounge area to an existing bedroom at first floor level and an enlarged reception room at ground floor.
Development Plan Policies
The application site is located within an area of Douglas that is designated by the Douglas Local Plan as being Predominantly Residential. The site is within the Douglas (Woodbourne Road) Conservation Area.
Within the Isle of Man Strategic Plan 2007, the following are judged to be relevant:
General Policy 2, which states:
"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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Environment Policy 35, which states:
"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."
Planning History
The following previous planning application is considered relevant to the determination of this proposal:
88/00668/B – Conversion and extension of existing garage block into garage and offices and construction of new garage block. Permitted.
94/01764/B – Extension to create garage, office reception and toilets. Permitted.
Representations
Douglas Corporation does not object to this application.
Assessment
The key issues to be assessed in the determination of this application are the impact of the proposed extension upon the amenity adjacent properties and the impact of the development upon the character and appearance of the Conservation Area.
The first floor created by the extension would allow overlooking onto the adjacent church grounds. However this is not a residential property and there is already overlooking from the proposal site onto the churches land. It is not considered that any undue harm would be
created by this proposal in terms of impact upon private amenity. The provisions of GP2 would be adequately met by the scheme.
The site is within a Conservation Area and accordingly it is necessary to consider whether the development would preserve or enhance the character of the area. The extension has clearly taken its inspiration from the design and appearance of the existing dwelling and this is judged to be an acceptable and successful approach. The extension would blend with the existing building and as such is judged to have a neutral impact upon its character. Indeed the removal of the existing single storey extension is judged to be a marginal improvement.
In terms of impact upon the wider Conservation Area, the site of the extension is not readily visible from public vantage points. From where it can be seen, the extension would appear as an appropriate addition to the building and would not cause harm to the character of the area. The development would comply with EP35.
RECOMMENDATION
Permit.
PARTY STATUS
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 21.12.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of an extension to Africa House, Woodbourne Road, Douglas as shown by Survey, PL01, PL02, Pl03, Elevations Proposed received 20th October 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 7 January 2012
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
11/01464/B
Source authority
Isle of Man Government Planning & Building Control
