28 February 2014 · Delegated
118, Woodbourne Road, Douglas, Isle Of Man, IM2 3ba
Permission was granted for a range of works at 118 Woodbourne Road, Douglas, including replacement and additional windows and doors, enlargement of the rear dormer, a new rear external staircase, and the creation of a rear parking space. The property is a three-storey semi-detached building situated to the east of the highway, with a basement level at the rear. It falls within the Woodbourne Road Conservation Area, which is characterised by three-storey buildings from various historic periods, with a strong Victorian presence. The application was decided under delegated powers and approved subject to two conditions. The officer's recommendation was also to permit the works.
The application was approved by the Department of Infrastructure on 28 February 2014, subject to two conditions. The officer also recommended approval, and there was no conflict between the recommendation and the final decision.
Isle of Man Strategic Plan 2007
Some conflict is therefore considered to arise with the two relevant Strategic Plan policies
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 2007
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
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.
The Alteration and Replacement of Windows
Part 5, Category (b) Buildings in Conservation Areas
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
The development hereby approved shall not be carried out except in accordance with the following plans, date-stamped as having been received 19th December 2013: 13-J043PC 01 Rev 3, 13-J043-PC 02 and 13-J043-PC 03.
