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Application No.: 19/00388/CON Applicant: Mr And Mrs Steven Wilkinson Proposal: Registered building consent for the demolition of existing detached garage and conservatory (in connection with application 19/00387/B) Site Address: Eburacum 57 Selborne Drive Douglas Isle Of Man IM2 3NJ Planning Officer: Mr Paul Visigah Photo Taken: 17.04.2019 Site Visit: 17.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.06.2019 _________________________________________________________________
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 Registered Building consent relates to the following plans and documents: Location Plan
None _____________________________________________________________________________
1.1 The application site is the curtilage of No. 57 Selborne Drive, an existing two storey Victorian semi-detached dwelling located on the north-western corner of Selborne Drive in Douglas. The existing dwelling has a prominent blank end gable elevation facing over road. - 1.2 The lies directly south east of River Glass and is situated close to the intersection between Eleanora Drive and Selborne Drive. The Bramble Brae lodging is situated 102m northwest of the proposal site.
1.2 The immediate area is characterised by large semi-detached and detached Victorian and Edwardian dwellings interspaced with well-trimmed low walled gardens lined with properly formed hedges which occupy the spaces between the various site boundaries along the street (on the front boundaries). The dominant materials tend to be smooth or rough cast render and slate roofs with prominent projecting gables over squared bays. PROPOSAL - 2.1 The application seeks registered building consent for the demolition of existing detached garage and conservatory. PLANNING POLICY - 3.1 The site lies within an area designated as 'Predominantly Residential' on the Douglas Local Plan of 1989 and within the designated Selborne Drive Conservation Area, as such it is fundamental to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 which states:
3.2 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." Other policies relevant to the application are: - 3.3 Strategic Policy 4, which states (in part) that; "Proposals for development must:
3.4 General Policy 2 (Development in accordance with the land-use zoning); "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:
3.5 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas): "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application." - 3.6 POLICY CA/6 DEMOLITION
Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. 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. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but 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.
4.1 This application runs contemporaneously with PA 19/00387/B for the Demolition of existing garage and construction of two-storey extension at side of property to create integral garage with living accommodation at first floor level, together with removal of existing conservatory and construction of single storey kitchen/dining extension at rear of the dwelling.
4.2 The other application related to the application site bears no material relevance to the current 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 they do not oppose the application in the letter dated 16 April 2019.
5.2 Manx National Heritage has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Manx Utilities Authority has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. ASSESSMENT - 6.1 Selborne Drive Conservation Area contains a high quality mix of properties which are predominantly residential and are principally of the Edwardian style of architecture, although there are a significant number of Victorian residences which creates some form of diversity to the mix. The properties maintain a uniform set back giving a sense of Edwardian elegance to the area.
6.2 The issues in this case are whether the demolition of the garage and conservatory will have any adverse impact on the character or appearance of the Conservation Area to justify refusing Registered Building consent.
6.3 The existing garage, though serving as a supply of parking for the dwelling, is of unexceptional appearance or architectural merit to the character of the street scene or the conservation area. The style of the dwelling and that of the existing adjoining property are such that would not be detrimentally affected by the demolition of the garage, depending upon what serves as its replacement when the garage is removed; although it can be developed as part of the front garden to reflect the prevailing front garden design trends within the conservation area. An alternative solution may be to demolish the garage and make good the space as hard standing for additional parking on site. This is likely to enhance the value and amenities of No. 57 Selborne Drive, although this is not a material planning consideration.
It is considered that the principle of the development is acceptable and could bring improvements to the amenities of the occupants of No. 57 Selborne Drive.
6.4 Regarding the rear conservatory, the structure is not of historical or architectural interest or merit and its removal would not harm the character or appearance of the Conservation Area, regardless of whether the proposed new development takes its place. Moreover, it cannot be viewed from Selborne Drive or any public thoroughfare within any reasonable distance and as such its removal will not have any impact on the street scene. CONCLUSION - 7.1 This Registered Building consent proposal accords with the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man, and as such it is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 04.07.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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