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Application No.: 24/91384/B Applicant: Mr Raj Chatha Proposal: Demolition and reconstruction of existing rear two storey extension (in association with 24/01385/CON) Site Address: Africa House Woodbourne Road Douglas Isle Of Man IM2 3AP Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2025 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
N 1. Prior to the demolition of the extension, checks should be made inside the building for nesting birds. Should nesting birds be found, the demolition must stop and can only recommence once nesting has finished and the chicks have fledged.
This application has been recommended for approval for the following reason.
The proposed demolition of the existing two storey extension and its rebuild would not be detrimental to streetscene or that of the conservation area and would comply with Spatial Policy 2, Spatial Policy 1, General Policy 2, Environmental Policy 35,39,42 of the IOMSP.
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 11 January 2025, referenced;
Location Plan PE 01 Site plan as existing PE 02 Site plan as proposed PP 02 Lower ground floor plan as existing PE 10 Ground floor plan as existing PE 11A First floor plan as existing PE 12A Roof plan as existing PE 13
_________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Corporation - No Objection DoI Highways - No Objection
It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: 10 Africa Court - Objection does not relate to material planning considerations
_________________________________________________________________ Officer’s Report THE SITE
1.1 The application site is the curtilage of Africa House, Woodbourne Road, Douglas, a substantial property set to the south east of Woodbourne Road. - 1.2 The site has a stone wall to its boundary with Woodbourne Road, behind which is a mixture of coniferous and deciduous tree planting. The site slopes downwards away from Woodbourne Road and as such the house is set considerably lower than the level of the adjacent highway. A sweeping driveway extends from the access at Woodbourne Road. This terminates in front of the property providing a substantial level of off street parking.
1.4 The original property is characterised by hipped roofs and vertically proportioned windows at two storeys in height. At some point in the past, a large two storey (rear) extension has been constructed to the north eastern side along with a flat roofed swimming pool extension. The design of this reflects that of the original building however it is clearly a later addition from the 1980's. - 1.5 There is an existing garage block located at the end of the driveway at the front of the property set perpendicular to the house. THE PROPOSAL
2.1 The application seeks to demolish the 1980's two storey rear annexe on the north eastern side of the dwellinghouse and in its place the erection of a replacement extension on the same footprint and of the same character in terms of height, width and fenestration details. - 2.2 Part of the proposal would also see the rebuilding of a stone retaining wall on the boundary with Homefield. - 2.3 This application is to be assessed in association with 24/01385/CON - Registered Building Consent for demolition aspects to 24/91384/B (This application)
3.1 12/00046/B - Erection of a replacement garage block with living accommodation. Approved. - 3.2 11/01464/B - Erection of a first floor extension. Approved. - 3.3 11/01463/B - Roof light and window alterations and creation of temporary office and associated staff accommodation. Approved. DEVELOPMENT PLAN POLICIES
4.1 The application site is within an area designated as "Residential" under the Area Plan for the East (Map 4 Douglas) 2020. - 4.2 The site is also within a Conservation Area of Woodbourne Road. - 4.3 The site is not within an identified flood risk area - 4.4 There are three registered trees within the front garden area of the property - 4.5 Strategic Policy The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Strategic Policy
Environment Policy 35 Preserve or enhancement for Conservation Areas 39 Retention of building in Conservation Areas 42 Designed to respect the character and identity of the locality
4.6 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. - 4.7 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". CONSULTATIONS
5.1 Douglas Corporation; no objection (28/01/25) - 5.2 Highway; no objection (21/01/25) - 5.3 Registered Building Officer; no objection (29/01/25) "Prior to submission of this application, I visited the site with the applicant and agent to inspect the condition of the existing buildings. The buildings and the site in general have suffered from a lack of
6.0 The key considerations in the determination of the application are;
6.1 The property is situated within a Conservation Area, as such it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works would preserve or enhance the Conservation Area. The proposals
PRINCIPLE
6.2 The site falls within the existing settlement boundary of Douglas and within an area zoned for residential development, and principally would be in accordance with SP1 and STP2. In terms of the demolition and a direct replacement (this building is not a registered building) albeit the existing is a large rear extensions that benefits from approvals are noted earlier on in this report, given the fire damage to this part of the property and a desire to bring the whole property back into a habitable residential use would be supported in principle through EP39 and its residential use would be in accordance with the land use designation. DESIGN & VISUAL IMPACT - 6.3 In terms of the proposal, the demolition of this 1980's extension would not be seen to affect the host property or compromise its integrity and given the desire is to rebuild on the same footprint in a like for like manner when comparing the existing and proposed plans, would have no real discernible difference on the character of the streetscene. The proposal would be read within the residential context of the property and that of the streetscene ensuring compliance with GP2b,c, and Ep42. CONSERVATION AREA
6.4 With regard to any adverse impact upon the existing conservation area the character of the streetscene, it is noted as being predominately residential and given the location of the scope of works biased to the north east rear of the property, the demolition would not be contentious nor would the rebuilding of the extension in a manner similar to the existing fenestration and finish. The proposal would not be out of character here and would have a neutral impact upon the conservation area helping to preserve the overall appearance of the streetscene in accordance with EP35. NEIGHBOURING AMENITIES - 6.5 In terms of whether there is any material harm to the neighbouring amenity, taking into consideration the sloping nature of the site and intervening distance from the proposals to the immediate neighbouring properties built forms; to the west (a Church), and to the south (Formerly Homefield- now with permission for a care home). The nearest residential properties are Africa Court to the south west and Murrays Road. - 6.6 It is considered that there would be no overlooking leading to a loss of privacy over and above existing levels, or would have an overbearing impact from the built development upon either neighbours. Also the built form and distance would not result in a loss of light or outlook, specifically to those aforementioned neighbours from the proposed replacement extension and would have a neutral impact in this instance. - 6.7 Taking into consideration the comments from a neighbouring property, their concerns relate to hours of operation during the construction / demolition period and the impact upon their quality of life. Whilst this would be a short period of time compared to the longevity of the completed extension, those aspects of construction works are not considered a material consideration and would fall under separate Health and Safety Legislation. - 6.8 On balance, these aspects of demolition and rebuilding of the two storey extension would be considered to be compliant with those sections of General Policy 2(g). CONCLUSION
7.1 For the above reasons, the proposed demolition of the existing two storey extension and its rebuild would not be detrimental to streetscene or that of the conservation area and would comply with Spatial Policy 2, Spatial Policy 1, General Policy 2, Environmental Policy 35,39,42 of the IOMSP. The application is therefore recommended for approval. RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 17.02.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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