10 July 2019 · Delegated
Lezayre, Quarterbridge Road, Douglas, Isle Of Man, IM2 3rg
Permission was granted for alterations and a single-storey extension at Lezayre, Quarterbridge Road, Douglas, Isle of Man. The property is described as an Arts and Crafts styled house with pebble dash finish, timber panelled windows, rosemary tiles, and bowed bays, sitting in a generous plot elevated above road level. The main planning considerations were the potential effects on the visual amenities of the street scene and the Conservation Area, and any impact on neighbouring residents. The officer noted that mature vegetation surrounding the site boundaries would screen the proposed works effectively from public views, particularly from Quarterbridge Road. The application was approved under delegated authority on 10 July 2019, subject to two conditions.
The application was approved by a delegated Principal Planner on 10 July 2019. The key planning considerations were the potential impact on the visual amenities of the street scene and the Conservation Area, and any effect on neighbouring residents. The proposal was found acceptable given the property's elevated position, generous plot, and the mature vegetation around its boundaries which screens the works from public view.
General Policy 2
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
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
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.
Condition 2
2. For the avoidance of doubt, the three new windows within the new ground floor curved extension are required to match the existing windows (ground floor windows to the front elevation) in terms of the method of opening and shall match the existing windows in terms of the design of the glazing panels, including proportions, and all glazing bars must be expressed externally. Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.
