DEC Decision Notice

John Gray 5 Drinkwater Street Douglas

Town and Country Planning Act 1999

The Town and Country Planning (Development Procedure) Order 2005

In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Robert Wilson, Ref 13/00495/B, for the demolition of rear outlet wall and rebuild to match existing at 109 Woodbourne Road Douglas Isle Of Man IM2 3AR subject to compliance with the following condition(s):

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This recommendation to approve relates to the following information, all date stamped 24th April 2013:

• Design Report
• Drawing Number 7507 - 01B
• Drawing Number 7507 - 02 B
• Drawing Number 7507 - 03
• Photographic Survey

Date of Issue: 27th June 2013 M Gallayher Director of Planning and Building Control Guidance Note This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.

An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml

Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.

The proposed development must not be commenced until either;

• The time for requesting an appeal has expired; or
• Any appeal has been determined;

Whichever is the later.

If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.

Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.

Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]

13/00495/B

Officer's Report

Application No.:	13/00495/B
Applicant:	Mr Robert Wilson
Proposal:	Demolition of rear outlet wall and rebuild to match existing
Site Address:	109 Woodbourne Road Douglas Isle Of Man IM2 3AR
Case Officer:	Mr Trevor Wilson
Photo Taken:	25.06.2013
Site Visit:	25.06.2013
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is the residential curtilage of 109 Woodbourne Road, Douglas, a traditional Victorian brick built two and a half storey terrace dwelling sited on the northern side of Woodbourne Road, Douglas.

1. 109 Woodbourne Road is finished in buff brickwork with terracotta detailing and Peel sandstone lintols. The dwelling has a traditional slate pitched roof with chimney stacks at each of the junctions to the neighbouring properties. The front elevation is a characterised by a rectangular ground floor bay window with a diminished bay to the first floor and a dormer with heavy, painted fascias. The rear aspect of the property is unpainted cement rendering applied over a rubble construction.

1. Woodbourne Road is an extension of Buck’s Road, one of the arterial routes into and out of Douglas which can be accessed from St Ninian’s traffic junction off Bray Hill to the North, or from Victoria Street/Prospect hill from the harbour.

The Proposal

1. This application seeks the approval for the demolition of the rear outlet annex wall which will be rebuilt to match the existing rubble rendered finish. These works will include demolishing the existing stacks and replicating to match the existing, them as non functional ‘faux’ stacks. Likewise the existing windows are to be retained and refurbished wherever possible with matching wooden or uPVC units replacing those windows beyond practical repair.

Planning History

1. 109 Woodbourne Road has no relevant historical planning history in relation to this application.

Planning Policy

1. In terms of local planning policy, the application site is within the Woodbourne Road Conservation Area and has been recognised as predominantly residential use under the Douglas Local Plan Order 1998 Map No. 1 (Central Area).

1. In terms of strategic planning policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application.

Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance."

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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."

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."

1. Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains policy CA/2 considered specifically material to the assessment of this planning application.

Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states; "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

ASSESSMENT

1. The key issue to consider in the determination of this application is whether the demolition and reconstruction of the rear annex to this property preserves or enhances the character or appearance of the Conservation Area within which the building is located.

1. It is clear from the photographs of the building held on file that the annex to the rear of the property has remained largely unchanged throughout its existence and does not readily display evidence of past works, remedial or otherwise other than the presence of uPVC rainwater goods.

1. The demolition of the rear single storey and its replication on alike for like basis located to the rear of the property overlooks the service lane. Though employing block and brick construction, this reconstruction of the existing annex is not considered to have a detrimental impact upon the character of the Conservation Area within which it is located. That proposed works are intended to complement the existing architecture of the surrounding buildings and will be finished in materials to match those about it. In doing so, it will have a positive impact upon the rear of the property in question and the Conservation Area within which it is located.

1. In conclusion, the proposed scheme effectively responds to needs and concerns of both the existing property and those around it in the Conservation Area. Taking these factors into consideration the proposals are not considered to have a detrimental impact upon the character of the Conservation Area within which it is located and are therefore acceptable.

RECOMMENDATION

1. It is recommended that the application be permitted.

PARTY STATUS

1. The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 25.06.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

25 June 2013 13/00495/B Page 3 of 4

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This recommendation to approve relates to the following information, all date stamped 24th April 2013:

Design Report Drawing Number 7507-01 Location Plan 1:1250 Drawing Number 7507-01 Existing Floor Plans 1:50 Drawing Number 7507-03 Existing Elevation A 1:100@A4 Drawing Number 7507-03 Drawing Number 7507-03 Proposed Elevation A 1:100@A4 Photographic Survey

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : ....25..6..13............

Determining officer (delete as appropriate)

Signed :............................................ Anthony Holmes Senior Planning Officer Signed :............................................ Michael Gallagher Director of Planning and Building Control

Signed :............................................ Sarah Corlett Senior Planning Officer

Signed :............................................ Jennifer Chance Development Control Manager

25 June 2013 13/00495/B Page 4 of 4

PA13/00495/B Mr Robert Wilson Demolition of rear outlet wall and rebuild to match existing, 109 Woodbourne Road Douglas Isle Of Man IM2 3AR Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 29.04.2013, includes;

Conservation Areas: Cons Areas: Woodbourne Road Cons Are