17 April 2019 · Delegated
Kent Lodge, Little Switzerland, Douglas, Isle Of Man, IM2 6ae
Kent Lodge is a prominent two-storey detached dwelling at the junction of Little Switzerland and Victoria Road, sitting within the Little Switzerland Conservation Area, which is characterised by substantial individually designed chalet villa dwellings. The proposal involved demolishing the existing garage, conservatory and outbuildings, replacing them with a conjoined single-storey flat-roof wraparound extension to the side and rear, adding a portico to the front, and widening the vehicular access onto Little Switzerland from 2m to 4m over an existing crossover. The officer assessed the impact on the building's character and on the wider conservation area. The side and rear extension would not be readily visible from the street, and its scale and massing would be similar to the existing utility structures it replaces. Neighbouring amenity was considered acceptable: the view from Holly Bank would be screened by an existing 1.8m stone wall and the intervening garage, and windows facing Kantara would use obscure glazing at upper level. The access widening to 4m was found to comply with Manual for Manx Roads design standards.
The application was approved because the proposed alterations were judged to preserve and enhance the Little Switzerland Conservation Area, meeting the tests set by Strategic Policy 4 and Environmental Policy 35. The side and rear extension replaces existing structures of similar size and massing in a largely non-public part of the building, and the overall works were considered to improve the architectural character of this prominent corner dwelling without harming neighbouring amenity.
Development in accordance with the land-use zoning
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
preservation of conservation areas
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.
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.
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
The Alteration and Replacement of Windows
In respect of buildings in conservation areas the standing policy advice is that original windows should preferably be repaired. If impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All external alterations to the building including window types, roof-lights, patio door, rear/side extension and portico shall be in accordance with those indicted in the approved drawing 18/43/02. All work of making good shall be finished to match exactly the existing building fabric in respect of type, size, colour, bond, pointing, coursing, jointing, profile and texture.
