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Application No.: 17/01148/B Applicant: Mr Bruce Wagstaff Proposal: Alterations including replacement windows, removal of a chimney, replacement rear annex roof with associated roof lights, extension of rear garage and replacement garage door Site Address: 8 Stanley Terrace Douglas Isle of Man IM2 4EP Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the submitted documents and drawing W/774/A(1A) all received on 1st November 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing mid three storey terraced dwelling situated on the northern side of Stanley Terrace. The property has a large front garden which fronts onto Stanley Terrace. To the rear of the site is Stanley Lane, which provides both pedestrian and vehicle access (via rear attached garage) into the site.
2.0 PROPOSAL - 2.1 The application seeks approval for the alterations including replacement windows, removal of a chimney, replacement rear annex roof with associated roof lights, extension of rear garage and replacement garage door.
2.1 In terms to changes to the front elevation, the application only proposes to replace the existing windows with uPVC sliding sash windows. - 2.2 The remainder of the works listed are confined to the rear elevation.
3.0 PLANNING HISTORY - 3.1 There are a number of previous planning applications; however, none is considered significant in the assessment and determination of this application.
4.0 PLANNING POLICIES - 4.1 3.1 The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan. The site is within a Conservation Area.
3.2 General Policy 2 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:
3.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS - 5.1 DOI highways do not oppose the proposal (15.11.2017). - 5.2 Douglas Corporation has raised no objection (21.11.2017).
6.1 The main considerations with the proposals are the potential impacts upon neighbouring residential amenities and second the potential visual impacts upon the Conservation Area. The potential impacts upon neighbouring residential amenities - 6.2 The majority of works will have no impacts upon neighbouring amenities, being mainly cosmetic works to existing built form. The only works which may have an impact would be the rear single storey extension. This extension essential replaces an existing single storey building (store) and a yard area. The proposed extension would essentially replace the store building with a similar building, but continue over the existing yard area. This building would infill between the neighbouring boundary wall with Nr 9 and the existing three storey rear outlet of the application site. The works will result in little difference in terms of additional built development and therefore it is considered this extension will have no significant impact upon neighbouring amenities. Potential visual impacts upon the Conservation Area
6.4 The main test for development adjacent to a Conservation Area is whether the proposal will preserve or enhance the character and appearance of the Conservation Area. - 6.5 Works to replace the front windows are acceptable replacing the existing sliding sash windows with new sliding windows, with the same proportions and form. - 6.6 The works to the rear will partially be visible from public views along Stanley Terrace; albeit, the front elevation of the terrace is the most important aspect within the Conservation Area. The terrace elevations and overall appearance of the area of Stanley Lane are not why the area was designated as a Conservation Area. That being said the proposed works including new top opening casement windows, new garage door, new side extension will all be an improvement to the visual appearance of the area. The removal of one of the chimney stacks within the rear outlet is unfortunate; however, is not the main chimneys stacks to the property (i.e. within the main roof plane, visible form Stanley Terrace) which would be retained, an therefore considered acceptable in this case. - 6.7 Given the above reasons it is considered that the proposals would preserve the character and appearance of the Conservation Area and therefore comply with EP 35.
7.0 CONCLUSION - 7.1 On the basis of the above it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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