Loading document...
10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application site is the rear roof elevation within the residential curtilage of 4 Osborne Terrace, Douglas. The existing property is a five storey dwelling located in the centre of a terrace row of seven properties facing onto Osborne Terrace to the front and Cambridge Terrace (no through road) to the rear. Osborne Terrace is in the centre of Douglas City centre and sits within the Windsor Road, Douglas Conservation area.
The properties in the surrounding area are characterised by 3-4 storey terrace residential properties of traditional style incorporating flat and pitched roof dormers to the front & rear elevations with the Manx Museum directly to the south and Reayrt Ny Baie Residential Home located to the East.
The property of 4 Osborne Terrace features, as with other properties on the terrace, a long and narrow front garden surrounded by trees, hedges and a boundary wall with wrought iron railings over. To the rear there is an enclosed private concrete yard with pedestrian access gate onto Cambridge Terrace.
The façade facing Osborne Terrace has a render finish with timber vertical sliding sash (single glazed) windows and a timber door with fanlight above. There is a wrought iron feature balustrade provided across the front windows on the property at first floor level. The roof contains a large full width dormer that is screened behind a parapet wall and contains additional windows to the top floor Bedroom and Bathroom.
The rear façade (facing Cambridge Terrace) has similar materials as the front but with more traditional portioned window openings. There is a small dormer within the main rear roof which has a very shallow pitched roof (hipped design) finished with roofing slate. However views of this dormer and the upper roof are somewhat restricted due to the height of the building, several two and three storey elements projecting from the rear of the terrace and the position of the dormer set back from the edge of the main roof. The views to the rear of 4 Osborne Terrace are generally restricted to members of the public requiring access to Cambridge Terrace or the rear of Osborne Terrace (as Cambridge Terrace is a no through road).
Photographs of the existing dormer window are included on CJ Design drawing numbered 2025/15/02, submitted as part of this planning application.
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to one previous planning application submitted by a previous owner. The applicant has recently submitted several planning applications, details of these application are listed below for reference: -
Ref: Status Description 25/90083/B Permitted Installation of Solar Panels 24/00843/B Permitted Amendment to PA23/10365/B 23/01365/B Permitted Alteration & Extension (including re-roofing works) 86/00579/B Permitted Installation of dormer and internal alterations
Client Statement 4 Osborne Terrace is a property that retains much of its original grandeur and many period features. However, it has also suffered from a number of unsympathetic alterations, both internally and externally and experienced structural neglect. All works that we undertake will be keeping with the original style, design, historic fabric and character of the house.
In addition, we will also sympathetically modify the house by adding a kitchen extension to make it suitable for contemporary living (as approved under PA 23/01365/B & 24/00843/B).
External conservation In addition, the property has experienced a degree of neglect that require significant repairs. We are also implementing conservation measures such as:
Internal conservation We will repair and replace the internal features such as fireplaces, mouldings, floorings, window shutters and cellar flags.
We are also taking action to support of the Isle of Man’s net zero targets with, for example, making the house more energy-efficient. This includes the installation of roof mounted solar panels as approved under PA 25/90083/B.
Proposed Dormer We believe that the addition of a flat roof dormer will enhance the property's functionality and appeal. It will increase the headroom and usable space in the top bedroom, while also opening up panoramic views over Douglas Bay – further contributing to the home’s character and enjoyment.
| Ref: | Status | Description |
|---|---|---|
| 25/90083/B | Permitted | Installation of Solar Panels |
| 24/00843/B | Permitted | Amendment to PA23/10365/B |
| 23/01365/B | Permitted | Alteration & Extension (including re-roofing works) |
| 86/00579/B | Permitted | Installation of dormer and internal alterations |
The dormer will be built in a way consistent with the character of the terrace and ensure that the design is in keeping with the architectural context. To enhance the visual coherence of the development, we will incorporate a parapet wall with GRP moulding to match the detailing around the existing staircase roof.
Externally, the proposed dormer has the support of our immediate neighbours, who have not raised objections or adverse comments. Similar flat-roofed dormers are already present on a number of properties in the conservation area and have become a recognisable feature of the streetscape.
Pre-Application Advice The applicant has discussed the proposals with the immediate neighbours who have not raised any objections or any adverse comments to the proposals.
Proposals This application seeks full planning approval for the enlargement of the existing / previously approved dormer window located on the rear roof slope of the main roof. The applicant has recently applied for planning permission (which has been granted) to undertake various alteration works, extension to rear, re-roofing works and installation of roof mounted solar panels. Details of these works can be found using the Planning Application numbers given above. Unfortunately, due to a mis-understanding between the applicant and myself, the width of the dormer within the rear bedroom was not increased to the width requested by the applicant on the original planning application (ref 23/01365/B) and subsequent amendment (ref: 24/00843/B). The applicant would like the dormer to extend full width of the Bedroom to provide a more usable space with similar headroom afforded to the front Bedroom and Bathroom. This increased width dormer would also maximise the natural light into the Bedroom whilst improving the views over Douglas Bay towards Onchan. As part of the design process, pitched roof options were considered for the increased width dormer however none were found to work due to the required width and roof pitch required for natural slate roofing finish. Examples of the pitched roof options explored are included in Appendix A for information. Following the design restrictions encountered with a pitched roof design, a flat roof construction was considered for the proposed dormer. The flat roof design would allow the width required for the replacement dormer whilst ensuring the materials used are within design guidance recommendations of their manufacturer (GRP roofing to have a 1:80 fall) and are suitable for the exposure conditions. In order to reduce the visual impact of the flat roof, it is proposed to include a parapet upstand to the leading edge of the flat roof which will have a GRP moulding to the top edge to match the parapet detail around the flat roof above the staircase. We have reviewed the Residential Design Guide 2021 and understand the planning department’s preference in relation to flat roofs, especially in Conservation areas. However, whilst traditional flat roofs are not generally supported by the guidance given in the Residential Design Guide, it is hoped due to small area of flat roof
proposed, the location on the rear of the property, the fact it is not easily visible to members of the public and the provision of a parapet wall with GRP moulding to match the moulding around the staircase flat roof, it will be acceptable in this instance.
Prior to submitting this application, the applicant has carried out significant research into roof dormer constructions in the immediate vicinity of our property and within the Conservation area in general. There are several examples of a mixture of pitched and flat roof dormers located on the front and rear of residential properties within the Conservation area. These include Osborne Terrace, Cambridge Terrace, Albert Terrace and Derby Square. Photographs of these have been included in Appendix B for reference.
Conclusion We believe the provision of a larger width, flat roof dormer to the rear elevation of the property as contained within this application complies with the recommendations of the current planning guidance as the proposals: -
Copyright in submitted documents remains with their authors. Request removal
