Planning Officer Report

Officer's Report

Application No.:	12/00046/B
Applicant:	EFB Property Investments (IOM) Ltd
Proposal:	Erection of a replacement garage block with living accommodation
Site Address:	Africa House Woodbourne Road Douglas Isle Of Man IM2 3AP
Case Officer:	Mr Steve Stanley
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

Introduction

1. This application seeks permission to construct a replacement garage block with living accommodation above within the curtilage of an existing dwelling located within a Conservation Area in Douglas.

The Site

1. The application site is the curtilage of Africa House, Woodbourne Road, Douglas, a substantial property set to the south east of Woodbourne Road.

1. 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.

1. 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.

1. 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.

1. There is an existing garage block located at the end of the driveway set perpendicular to the house.

The Proposal

1. This application seeks approval for the construction of a replacement garage block with self contained living accommodation. The building would provide a double garage at ground floor level. Also at ground floor level would be a kitchen with dining area and stairs to the first floor where there would be a living room, bathroom and three ensuite bathrooms. The building would have a rectangular footprint and would have a hipped roof.

Development Plan Policies

1. 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

1. 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. 11/01463/B - Roof light window alterations and creation of temporary office and associated staff accommodation. Permitted. 11/01464/B - Erection of first floor extension. Permitted. 11/01466/B - Erection of replacement garage block with living accommodation above. Withdrawn.

Representations

1. Douglas Corporation does not object to this application.

1. The Highways Division does not object to this application but requests a condition that dedicated staff parking be provided.

1. The Manx Electricity Authority has provided an advisory note relating to electricity connection for the development.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposed development upon the amenity adjacent properties and the impact of the development upon the character and appearance of the Conservation Area.

1. The application follows on from a withdrawn proposal. The revised scheme is for a smaller building that has been designed to reflect the architecture of Africa House, demonstrated through the use of a hipped roof and the vertically proportioned windows. It is judged that this approach is acceptable in that the building would be subordinate in scale to the main dwelling and would be an appropriate addition to the site.

1. The accommodation created would be self-contained and is proposed to be staff accommodation. The Planning Authority must however consider whether the proposed accommodation could be severed from the main dwelling to be a separate planning unit. In this case the two units would share access and the garaging would serve the main building. It is judged unlikely that the proposed accommodation would be separated however if it were the amenity of both properties would be of an acceptable standard.

1. In terms of impact upon the wider Conservation Area, the site of the development is not readily visible from public vantage points due to the lower level of the site compared to Woodbourne Road. From where it can be seen, the development would appear as an appropriate addition to the site and would not cause harm to the character of the area. The application has been discussed with the Building Conservation Officer who considers that the design and scale of the building is acceptable as it reflects the architecture of the main house and is subordinate to it in terms of scale. It is judged that the development would comply with EP35.

1. There are trees to the rear of the existing garage building within the adjacent church grounds. The applicant has sought the expertise of a Chartered Landscape Architect who confirms that one of these trees has died back and requires removal and a Lime tree that has grown around the existing garage and can be retained and will not be adversely affected by the development.

1. With regards to parking, the site can easily accommodate the number of spaces associated with the proposal. It is not judged to be necessary to apply a condition to control where parking takes place. Such a condition would not be enforceable.

Recommendation

1. Permit.

Party Status

1. 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

1. Accordingly the following parties are not granted Interested Party Status:

The Manx Electricity Authority

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 21.02.2012

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 a replacement garage block with living accommodation, Africa House, Woodbourne Road, Douglas as shown by 2012/48/01B, 2012/48/02B, 2012/48/03C, 2012/48/04C, 2012/48/05C and 01 Tree Survey received 16th January 2012.

C 3.

The external finishes of the approved building must match those of Africa House unless otherwise agreed in writing with the Planning Authority.

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: 21-2-12

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