2 September 2024 · Delegated
4 Osborne Terrace Douglas Isle Of Man IM1 3lh
The proposal amended a previously approved rear extension (planning application 23/01365/B) at a mid-terrace Georgian property, one of seven in a historic row dating from the 1860s within the Windsor Road Conservation Area. The changes involved enlarging the extension's floor area while reducing its flat roof height, along with blocking up smaller rear windows and lowering a side elevation window to improve the internal layout and thermal performance. Because the original extension had only recently been approved, the officer's assessment focused solely on whether the amendments would make the overall scheme unacceptable. The rear elevations of the terrace already feature a varied mix of extensions and fenestration, so the window changes were not considered harmful to the conservation area. The reduced roof height and increased footprint, given their scale, position, and proposed materials, were judged not to cause undue harm to the character of the conservation area or to residential amenity.
The amendments were permitted because their scale, position, and materials would not cause undue harm to the Windsor Road Conservation Area or to neighbouring amenity. The window alterations on the rear elevation, while noted as regrettable, were accepted as practical improvements to the building's usability and thermal performance, and the rear elevations of the terrace already present a varied mix of alterations. The proposal was found to accord with the Isle of Man Strategic Plan 2016 Design Guide and General Policies 2, 34, and 35.
Isle of Man Strategic Plan 2016
house extensions are acceptable
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
Isle of Man Strategic Plan 2016
presumption in favour of extensions to existing properties in built up areas
Isle of Man Strategic Plan 2016
alterations and extensions are acceptable subject to any adverse impacts
Environment Policy 34: In the maintenance, alteration or extension of pre -1920 buildings, the use of traditional materials will be preferred. 7.29 Development within Conservation Areas 7.29.1 Conservation Areas are designated where the Department is satisfied that there is an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance. Accordingly, the Department will; i. appraise and review existing Conservation Areas; and ii. designate new Conservation Areas where Conservation Area appraisals have revealed individual areas to be worthy of such status. 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearanc e. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally gra nt assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas.
Isle of Man Strategic Plan 2016
alterations and extensions are acceptable subject to any adverse impacts
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
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All material finishes to the walls shall match the existing in colour and texture, and all new or replacement slates shall be natural slates that match the existing slates in colour and texture.
