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Application No.: 15/00058/B Applicant: Mr Peter Clarke Proposal: Alterations, enlargement of existing rear dormer, addition of external stairs to rear elevation and installation of replacement windows and door to dwelling Site Address: 118 Woodbourne Road Douglas Isle Of Man IM2 3BA Case Officer : Mr Edmond Riley Photo Taken: 27.01.2015 Site Visit: 27.01.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 118 Woodbourne Road, Douglas; number 118 is a three storey, semi-detached property situated to the east of the highway. A basement level exists at the rear of the property. The property lies within the Woodbourne Road Conservation Area. The dwelling, although by no means in disrepair, has historically suffered from poor quality external alterations. - 1.2 Development along Woodbourne Road is characterised by three-storey buildings representing various historic periods, with significant predominance from the Victorian period. A variety of finishings - both smooth render and a yellow/red brick mix - are evident, with subtle render colours being the most common. Chimneys are also a strong and visible feature to the streetscene, which is largely devoid of front elevation dormer windows (the application property and its semi-detached neighbour being a notable exception) although they are more common in the wider area and in rear elevations.
2.0 PLANNING HISTORY - 2.1 PA 13/91498/B sought and gained planning approval for what was described by the case officer at the time as: "numerous small-scale and/or cosmetic alterations to the dwelling: replacement windows, additional cornice detailing, a new front door and the addition of hood moulds comprise the cosmetic alterations. The windows would be timber sliding sash and the door hardwood. A new rooflight and flat-roofed dormer are proposed in the roofspace; two black, metallic staircases along with various window and door changes are proposed for external addition to the rear of the dwelling. Finally, a new parking space is proposed to the rear garden.
"Various internal alterations are also proposed, none of which are of relevance to the determination of the application. The alterations, if approved and installed, would not result in a change in floorspace to the dwelling.
3.1 Planning approval is now sought for almost identical alterations, with the sole difference being that that the front dormer window, and windows to the rear, would be framed in uPVC rather than timber. - 3.2 A pair of additional plans were sought and provided showing more clearly the dimensions of the proposed slimline uPVC unit in the front dormer, and also an unscaled diagram of the opening mechanism of that unit. These were retained by the Department for information - at the time of these plans' receipt, the application had attracted no representations and did not affect the nature of the application as a whole.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South). - 4.2 The property is within the Woodbourne Road Conservation Area. - 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. The parts of General Policy 2 relevant to this application state: "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:
4.4 Environment Policy 35 states that: "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". - 4.5 Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. Part 5, Category (b) Buildings in Conservation Areas states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction".
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council indicate that they do not oppose the application (17.02.15).
6.0 ASSESSMENT - 6.1 The loss of hardwood timber framed windows and their replacement with uPVC is a little unfortunate as timber is always preferred as it is the original form of glazing. However,
to a dwelling that is both within a Conservation Area and has been the subject of unfortunate alterations in the past. The applicant advised during conversation with the case officer during the site visit that the overall intention is to return the dwelling to a more traditional appearance. It is considered appropriate, given the numerous alterations proposed, to consider the application on an elevation-by-elevation basis.
that most effort appears to have been paid to the design detailing of the building. The replacement of the existing, inappropriate, non-opening or casement windows with timber sliding sash is particularly welcome. Hood moulds and cornice detailing is also proposed to the windows at ground and first floor level in a style to match those of the adjacent building; these, too, are welcome. The addition of a small rooflight to this elevation will not detract from the proposals overall; while this (along with the existing pitched-roof dormer) would not be considered an original feature, the generally widespread existence of these on Woodbourne Road - many of which would have been installed prior to the Conservation Area designation - is such as to make its installation unobjectionable.
appropriate and in accordance with both the relevant Strategic Plan policies. Indeed, the attention to detail here is considered worthy of support inasmuch as it represents an unusually sympathetic intention on the parts of both the applicant and architect and should be acknowledged as such in this report.
comprehensive treatment - this is perhaps understandable inasmuch as both are visible only from the access lane running to the rear of Woodbourne Road and in no way observable from the public thoroughfare. That said, none of the alterations proposed are considered wholly inappropriate, albeit that none could be said to offer a return to the dwelling's original design. The rear elevation will have a degree of more appropriate proportion returned via the addition of a window.
construction of a railing-type material will reduce any significant overbearing impacts on the next-door neighbour. There could be some increase in overlooking, or the perception thereof, from these and the larger window (proposed to replace two smaller windows) but the reality is that there already exists a staircase to the rear of 118 Woodbourne Road, and similarly
fenestration is already present to a not-inconsiderable degree, such it could not be reasonably argued that the changes would cause undue levels of harm to the amenity of the neighbouring property.
roofed dormer. This loss of a more traditional (albeit not original) feature at the expense of a less traditional feature is unfortunate, and rolled lead would be a more appropriate design solution than the proposed fibreglass roof material. However, reflecting on the relative commonness of such protrusions at the rear of dwellings along Woodbourne Road, it is not considered that a fundamental objection to the application on this basis alone would be sustainable.
normally be expected (3.0m x 6.0m). However, the rear access lane is 4.0m wide at its narrowest point (that is, immediately to the rear of space), while adjacent the space (that is, behind number 120 Woodbourne Road) the lane widens to 6.5m in width. Visibility along the lane, which is quite open, is good, as is the visibility at the ends of the access lane where it joins York Road to the south and Withington Road to the north. As such, while the space itself is perhaps smaller than would be preferred, the other access arrangements are considered satisfactory to the end that no objection is raised on highways issues.
Plan policies, although this conflict is not judged to be significant enough to comprise a substantive reason for refusal of the planning application."
6.4 The issue in respect of the windows' material was addressed earlier in this report.
7.0 RECOMMENDATION - 7.1 It is therefore recommended that the planning application be permitted.
8.0 INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation:
18.02.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the following plans, received 20th January 2015 01, 02 and 03 and the technical information entitled "PVC-U Window Systems - Vertical Sliding Windows - Rehau Heritage" both received on 3rd February, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date; 18.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed : Sarah Corlett Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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