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Application No.: 19/00158/B Applicant: Mr David Creane Proposal: Alterations, demolition of existing outbuildings and erection of extension (in association with 19/00159/CON) Site Address: Westport House 4 Devonshire Road Douglas Isle Of Man IM2 3QY Planning Officer: Mr Owen Gore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.05.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 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.
Plans/Drawings/Information; This planning permission relates to the following plans and documents: Photographic Record Location Plan Drawing No.EX - 01 - Existing Elevations & Part Plan
None _____________________________________________________________________________
1.1 The application site comprises of the curtilage of Westport House, No.4 Devonshire Road, which is a large, detached Victorian property. The property is located within the Selbourne Drive Conservation Area. - 1.2 The application ref: - 19/00159/CON is linked to this application. THE PROPOSAL
2.1 The proposal is for the demolition of an existing rear outbuilding that is connected to the main dwelling by a part of the garden wall and includes a stepped, raised planter and the erection of a single storey rear extension. - 2.2 The proposed extension will sit on the footprint of the existing outbuilding but will also include part of the rear yard area, between this existing outbuilding and the existing single storey, flat-roofed rear extension. The design of the proposed extension is modern, with a mix of materials, a large glazed section within the rear wall and a 'floating' roof structure with glazed panels beneath. PLANNING POLICY
3.1 The site is shown on the Douglas Local Plan 1998 Map 2 (south) as being designated within a Predominantly Residential area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application. - 3.3 General Policy 2 states: '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:
3.4 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'. - 3.5 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'.
PLANNING HISTORY 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
REPRESENTATIONS
Copies of representations received can be viewed on the government's website. This report contains summaries only. Douglas Borough Council
ASSESSMENT Character and appearance
6.1 The outbuilding that is to be demolished is to the rear of the dwelling and is not reasonably visible from the public highway; in this instance the demolition would have a neutral impact and not detract from the special character of the Conservation Area. - 6.2 The proposed rear extension is of a very modern design and is not especially in keeping with character and appearance of the main dwelling; however this part of the property cannot be reasonably seen from the main public thoroughfares. - 6.3 The proposal would not unacceptably harm the characteristics of the existing building or the character of the surroundings Conservation Area. In this respect, the proposal complies with GP2 and EP35. Impact on neighbours
6.2 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 GP2. Parking and highway safety - 6.3 The proposal will not increase the number of bed spaces or reduce the amount of parking provision available on site.
7.0 CONCLUSION - 7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. CONCLUSION
7.1 The proposed works would not have a harmful impact on the character and appearance of the dwelling and surrounding area or Selbourne Drive Conservation Area in accordance with General Policy 2 and Environment Policy 35 of the Strategic Plan. INTERESTED PERSON STATUS - 8.0 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:
8.2 The decision maker must determine:
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 : 20.05.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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