Loading document...
Application No.: 18/01111/B Applicant: Mr Ben & Mrs Jennifer Akrigg Proposal: Demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01112/CON) Site Address: 51 Brunswick Road Douglas Isle Of Man IM2 3NW Planning Officer: Mr Owen Gore Photo Taken: 22.01.2019 Site Visit: 22.01.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.02.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Reason: In the interests of the character and appearance of the site and surrounding Conservation Area in accordance with General Policy 2 and Environmental Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This planning permission relates to the following plans and documents: -
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site is a property on the west side of Brunswick Road opposite Brunswick Gardens/Brunswick Nurseries. - 1.2 The properties on this road are characterised by large dwellinghouses, some detached and others that are semi-detached or terraced that are set back from the highway, in significant plots and with defined boundary walls to the front. This property is one of a pair of semidetached properties of a matching style. Several of the properties on this road have vehicle access to the front of the property, including Ormondehall to the north and Rose Cottage to the south, which are either side of the semi-detached properties. - 1.3 The application building and site are located within the Selbourne Drive Conservation Area. THE PROPOSAL
2.1 The proposal is for alteration and extension of the dwelling in association with application 18/01112/CON. Alterations include the insertion of three conservation style rooflights and replacement/repaired windows, timber to the front elevation windows, replacement uPVC on the rear elevation and replacement uPVC windows in the front facing dormer; two windows on the rear elevation will be blocked up to allow for the roof of the extension. - 2.2 Several references have been made on the submitted plans to 'minor' works such as rerendering of the elevations or repair for the windows and repair or replacement of roof tiles for some or possibly the entire roof. - 2.3 The proposal includes the demolition of an existing, flat-roofed rear extension, a small outbuilding and a glazed, lean-to side extension and replacement with an 'L' shaped extension
3.1 The site is shown on the Douglas Local Plan Order 1998 map No.2 as being within an Area of Predominantly Residential Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -
3.2 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to Dwellings in built up areas or sites designated for residential use, it states 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general'. - 3.3 Environment Policy 35 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'. - 3.4 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: 'If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction'.
4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
4.2 Another planning application ref: - 18/01312/B for the Construction of new detached garage to replace existing at the garage in the rear of Brunswick Road Lane, has also been received by the Department and is currently pending consideration.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they oppose, subject to additional plans, in the letter dated 05 December 2018. The comments continue: -
'The proposed vehicular access for the dwelling would be 4.8m wide and would require a new vehicular crossing with dropped kerbs for which for which a s109 Highway Agreement would be needed. The plans submitted do not show the highway visibility for the proposed access. Highway visibility splays of 2.4m 43m should be shown on a revised scale site plan to the nearside kerbline in both directions, within the public highway and/or land owned by the applicant, to demonstrate that the access would have sufficient visibility and be safe.
There is no existing site parking and the proposed hardstanding on the site would be at least 5.3m wide and 9.6m in length and could accommodate 2 parking spaces in accordance with the design standards in the [MfMR]…'
5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 20 November 2018. - 5.3 The Registered Building Officer has briefly looked over the application and does not object, although they have asked for some clarifications regarding repair works and materials.
ASSESSMENT Character and appearance 6.1 The proposed 'L' shaped extension will include pitched roofs with a natural slate roof and the elevations finished in part with natural stone and the remainder with render to match the existing. The extent that will be seen from the public highway is minimal and will only be a small section that juts out from the south elevation.
6.2 The rooflights proposed in the existing roof on the rear elevation will be fitted with conservation style glazing bars and also with recessed flashing kits. The three conservation style rooflights and the replacement uPVC windows that will be located on the rear elevation would not be reasonably visible from the public highway; two windows on the rear elevation will also be blocked up to allow for the roof of the extension and a side window in the living room/snug will be blocked up and a new window created in the dining room.
6.3 The replacement uPVC in the front facing dormer are small and will be 'leaded' to match the existing; therefore it is unlikely that they would cause substantial harm to the character of the dwelling or the wider Conservation Area. - 6.4 The works to the boundaries include blocking up the existing access to the rear and creation of a new vehicular access to the front onto Brunswick Road; the changes include creation of a hardstanding area for vehicle parking, which requires lowering the ground level and building retaining walls. - 6.5 The front boundary wall for both of the semi-detached properties is approx. 38m long and the boundary wall for this property is approx. 16m. The proposed opening to be created is approx. 5m and is located to the south in front of the space between the dwelling and the boundary with Rose Cottage, giving it the appearance of being to the side of the property instead of in front of it; the boundary wall immediately in front of the dwelling will remain and maintain a sense of symmetry to the property. - 6.6 The proposals include repair work or replacement of the timber windows on the front elevation, repairing or possibly re-rendering parts of the elevations and repair or replacement of roof tiles for some or possibly the entire roof.
6.7 The applicant has confirmed that 'If any [windows] are deemed irreparable following inspection by a qualified joiner then these windows will be replaced with timber windows matching those they are replacing. If necessary a condition of approval requesting details be submitted and approved to your department prior to related works would be acceptable'. In relation to the tiles they have also confirmed that it is proposed that they re-use the existing tiles that are required to be removed for other works and any new will be to match the existing. Regarding the render they have confirmed that 'roughcast' render will be used for any repair the finish will match the existing should any repair and/or re-rendering be required. - 6.8 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with General Policy 2 and Environmental Policy 35. Impact on neighbours - 6.9 The proposed extensions include the area along the boundary with 'The Oaks' at No.53. There is a window on the adjoining property that is close to this part of the extension; however a flat roof has been used on this part of the extension and the height of the roof has been kept low (approx. 2.5m). The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with General Policy 2. Parking and highway safety - 6.10 On-site parking provision is adequate and complies with the standards set out in the Appendix 7 - Parking Standards. Following comments from the highways team the applicant has provided a plan showing the visibility splay. The proposal is therefore in accordance with General Policy 2.
7.1 The proposed works would not have a harmful impact on the character and appearance of the dwelling and surrounding area or Peel Conservation Area in accordance with General Policy 2 and Environment Policy 35 of the Strategic Plan. 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : C BALMER Chris Balmer Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
