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02 February 2022
For Mr Chris Ellis
Submitted by Jacqueline N. Verduyn Verduyn Architecture
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Introduction………………………………………………………………………………………………………… page 3 Planning History…………………………………………………………………………………………………… page 7 Planning Consultation……………………………………………………………………………………………. page 7 Policies & Guidelines……………………………………………………………………………………………. page 8 Summary……………………………………………………………………………………………………………… page 16
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Photograph A: Aerial Photograph of Site.
Address: Thorny Cottage Thorny Road Douglas Isle of Man IM2 5EA
The property consists of a detached two-bedroom cottage in an established garden. The property has off road parking in the courtyard as well as a single garage. On ground floor is a kitchen diner, a living room, conservatory, and downstairs toilet. On the first floor are two bedrooms and a bathroom.
The cottage used to form part of the adjacent main house (Bourne House/no. 97 Woodbourne Road) but has since been separated and is under separate ownership.
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1.3 Proposed Works
The proposed extension replaces an existing conservatory that is in a poor state of repair and poorly insulated, making it impractical for use for most of the year. The new extension will improve the use and layout of the cottage by providing a new open plan kitchen/diner/living room with access to the garden. The owner has two children who will soon outgrow their shared bedroom and therefore an additional bedroom and bathroom is required. On first floor the extension would provide an additional bedroom, bathroom, and a small balcony.
Work would include the demolition of the existing single garage in order to increase the courtyard/garden space. This is located off the kitchen extension and would provide an outside dining and BBQ area, directly accessed off the kitchen. The cottage already has two off road parking spaces accessed from Thorny Road and does not use the garage for storage of vehicles.
Photograph B: Portion of east elevation of Thorny Cottage
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91/00420/B – Conversion of former coach house into residential accommodation. 91/01459/B – Alteration and extensions. 94/01401/B – Provision of accommodation associated with 97 Woodbourne Road to create private dwelling. 04/01600/B – Demolish existing garage and erection of replacement garage.
Pre-application advice was sought from the Planning Department on 26th October 2021. Mr Paul Visigah advised that, the IOM Strategic Plan is in favor of extension in principle in residential areas provided it complies with the Residential Design Guidance July 2021.
He requested that a design statement is submitted outlining the reasons for the removal of the existing garage and the new two storey extension. In particular he advised that consideration should be given to the impact of the extension on neighbouring properties with consideration to the impact of the proposed windows to the first-floor level as well as the balcony. He advised that the extension should have a lower ridge height than the main roof.
He advised that it is always recommended to discuss the application with neighbours.
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The site is within an established residential area and as such there is a presumption in favour of extensions in the Strategic Plan.
The property is located in the Woodbourne Road conservation area in Douglas.
The character appraisal of the conservation area states that the area consists mainly of period properties of detached villas and terrace houses with small private gardens. It is characterized by a density and regularity of the building forms and a close network of streets and squares with many properties backing onto service lanes. Thorny Cottage was originally the coach house of Bourne House and fits within the description in the character appraisal. By replicating the existing style and detailing, the extension would therefore fit into and compliment the conservation area.
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4.1 Relationship to the original part of the building
The proposed materials, design and detailing aim to complement the existing design and match wherever feasible. The pitch, materials and gable end detailing of the proposed roof matches that of the existing roof.
In accordance with 4.2.9 of the Residential Design Guidance interesting design features of the existing house is incorporated in the extension. The windows of the existing cottage are a particularly interesting design feature, with an arched detail at the top, and will be replicated in areas that are visible from the road and from surrounding properties.
The bifold door leading from the kitchen to the courtyard is proposed in powder coated aluminium in colour: anthracite. Timber bifold doors are typically more problematic compared to aluminium bifold doors as they may swell and distort and therefore require regular maintenance. These doors are not visible to the public and only visible from inside the courtyard and therefore the departure from the timber doors are proposed.
Photograph G: Current window to east elevation of Thorny Cottage to be replicated on the new proposal.
Roof: Slate roof tiles to match existing with dark brown stained timber fascias, to match existing.
Gutters & Downpipes: Black uPVC to match existing to remainder of house. Walls: Smooth rendered and painted. Colour: Magnolia, to match existing walls.
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New windows and doors: W 001, W 002, W 003 and D002: Double glazed timber framed windows, to match existing windows D 002: Double glazed, powder coated aluminium bifolding doors. Colour: Anthracite grey RL 001 and RL 002: Double glazed Velux rooflights. Colour: Anthracite grey Balcony balustrade: Galvanised steel balustrade, powder coated. Colour: Anthracite grey The proportion of the extension is smaller than that of the main house and therefore the extension is not dominating or overbearing. The width of the extension is approximately half the width of the main house. The extension is subordinate to the main house as the ridge height sits slightly lower than the original. This is done, not only to appear subordinate but also means that a neater junction will be created between the old and new roof. The existing head height of the first floor is tight and therefore it was not possible to make the proposed roof substantially lower than the existing. However, the proposed step will visually read as a step down and when viewed with the steps in the walls and the proportions of the extension in relation to the main house, will make the extension appear subordinate overall. The side walls of the extension are set back from the existing façade and this is also done to make the extension appear subordinate and to allow for a neat junction between old and new.
A visual break between properties is maintained and the extension would not create a terraced appearance as there is still an ample amount of garden to the side where the extension is proposed. The existing single storey garage will be demolished, which will increase the garden space to the side of the property.
4.2 Relationship to the adjoining properties
4.2.1 Woodbourne Rd Lane
The lane consists of the rear of properties facing Woodbourne Road to the east and Somerset Road to the west. For the most part the buildings facing the lane are garages. No. 1 Somerset Road has a rear extension facing Thorny Cottage.
No 1 Somerset Road has a window at 1st floor level opposite the proposed extension. The 25 degree check was applied to the first floor window and indicated that the window would still get sufficient natural light. The ground floor of 1 Somerset has a solid timber door so there is no concern of loss of natural light to this door.
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Care was taken to minimise windows facing No. 1 Somerset Road. One window is proposed to Bedroom 3 and this has been kept to the minimum size but still allows for natural light and could be used as an escape route from the bedroom. Due to the low eaves levels to Thorny Cottage the window sits low down on the façade (below standing eye level) making it substantially lower than the window to the neighbouring property. This height difference reduces the possibility of looking from one window into the other. No windows are proposed on the wall of the extension, facing the lane. Two rooflights are proposed on the roof facing the lane but, due to the height and angle, this would not cause overlooking.
4.2.2 Thorny Road
Within the context of the neighbouring properties along Thorny Road, Thorny Cottage’s ridge is substantially lower than the majority and appears subordinate. There is limited visibility of the extension, which is located to the back of the property and at a slightly lower ridge height, from Thorny Road and therefore the extension would not adversely affect the street scene.
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Balcony
The balcony is located to the south of Thorny Cottage, a part of the property that is relatively private with minimum overlooking.
Bourne House has no windows to the façade that would be overlooked by the balcony.
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Image J: Site plan showing location of surrounding windows on 1st floor level in relation to proposed balcony
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To the south of the balcony are mainly garages with a bay window to the rear of 95 Woodbourne Road.
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Potential Impact on Highways Safety
The existing garage is to be demolished to increase the size of the garden. The property already has two off street parking bays in the courtyard accessed off Thorny Road and the garage is currently not used for parking of vehicles.
The proposed extension does not impact on visibility for motorists or pedestrians.
The proposal extension meets the requirements of the IOM Strategic Plan and the Residential Design Guidance as it is subordinate to the original building and replicates the aesthetic features of the existing cottage. The proposal does not negatively impact the neighbouring properties.
We trust that the above meets your requirements but would be happy to provide any further information, should this be needed.
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