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Application No.: 18/01112/CON Applicant: Mr Ben & Mrs Jennifer Akrigg Proposal: Registered Building consent for demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01111/B) 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 C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Plans/Drawings/Information; This planning permission relates to the following plans and documents: -
_______________________________________________________________ Interested Person Status – Additional Persons
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. - 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 18/01111/B. 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 with pitched roofs; the extension will have a natural slate roof and the elevations will be finished in part with natural stone and the remainder with render to match the existing. - 2.4 The works to the rear and front boundary include blocking up the existing access 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. PLANNING POLICY
3.1 The application building and site are located within the Selbourne Drive Conservation Area. - 3.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of the accompanying planning application ref: - 18/01111/B there are other policies relevant to the demolition aspect of this proposal that are specifically material to the assessment of this current planning application. - 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 Policy Statement 1/01 contains several policies applicable to the consideration of this application. - 3.5 Policy CA/6 relates to any demolition of a building which is located within a conservation area. 'When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area'. it continues by stating that Similar criteria will be applied as those outlined in RB/6 when assessing the application to demolish the building.
3.6 Policy CA/6 states that 'in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole'. PLANNING HISTORY - 4.1 The previous planning applications on this site are considered not to be relevant to the assessment of this current planning application.
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 there is no highways interest, in the letter dated 02 November 2018.
5.2 Douglas Borough Council have commented on this application and stated that they do not object, in the letter dated 20 November 2018. ASSESSMENT - 6.1 The content of this application must be assessed with particular consideration to Policy CA/6 of Planning Policy Statement 1/01, together with Environment Policy 35 of the Strategic Plan.
6.2 The existing rear and side extension that is to be demolished is part of an unsympathetic modern extension; the rear extension is flat-roofed and the side is a glazed, lean-to structure. This part of the dwelling cannot be seen from the main public highway and in this instance the demolition and indeed the proposed extension, would have a neutral impact and not detract from the special character of the Conservation Area.
6.3 The loss of part of the front boundary wall is regrettable; however on balance it is not considered not to detract from the special character of the Conservation Area. CONCLUSION - 7.1 The proposed works would not have a harmful impact on the Peel Conservation Area in accordance with Environment Policy 35 of the Strategic Plan and Policy CA/6 of Planning Policy Statement 1/01. 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.
Decision Made : Permitted Date: 28.02.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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