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Application No.: 15/00293/B Applicant: Mr Peter Harrison Proposal: Alterations, installation of a roof, roof lights, flue and creation of gable window to dwelling Site Address: 2 Victoria Avenue Douglas Isle of Man IM2 4AN Case Officer : Mr Edmond Riley Photo Taken: 24.03.2015 Site Visit: 24.03.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of an existing Victorian end-terraced dwelling, 2 Victoria Avenue, Douglas. The property is located on the north east side of Victoria Avenue, off Victoria Road. - 1.2 The dwelling is two storeys tall, complete with an existing two storey extension and a single storey, double garage, extension to the rear. It is not rectangular in format, with the front elevation being appreciably wider than the rear. The rear and side of the site is accessed via a public lane, but which appears to be unadopted.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for a number of alterations to the existing dwelling. - 2.2 On the front elevation, two new rooflights and a new flue would be installed to the front roof pitch. Also proposed here are replacement uPVC-framed windows to the bay window, which would result in a more traditional 50/50 split than the 25/75 currently in place. - 2.3 To the rear, the existing angled roof over part of the kitchen is proposed to be replaced covered with a flat roof element, measuring 1.9m where it adjoins the main body of the rear elevation and 1.5m where it would stop at the end of the existing rear outrigger. This would retain the internal access from the dwelling to the existing double garage at the side. A roof lantern is proposed here, roughly central within an otherwise fibreglass-finished roof. Also proposed is another rooflight to the rear, which would serve a new bathroom in the attic space. - 2.4 To the side, a new gable window with triangular head would be installed. Also visible from this position would be the proposed alterations to the rear, as well as the flue. - 2.5 A number of internal alterations are also proposed, not least of which is the provision of an en-suite bedroom in the attic that would be served by the roof lights and gable window, but none of these require planning approval.
2.6 It does not appear as if the proposed finish for the extension's walling has been stated in the application's particulars.
3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is located within an area designated as 'Predominantly Residential Use' on the Douglas Local plan Order 1998, Map No. 3 (North). The site is not within a Conservation Area. - 4.2 The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2.
5.0 REPRESENTATIONS - 5.1 No representations have been received at the time of writing (four days following the end of the consultation period).
6.0 ASSESSMENT - 6.1 The main issues in the assessment of this proposal are the impact of the proposal on the dwelling in particular and the streetscene in general. The application does not relate to highways or parking issues. - 6.2 Although there are a number of changes proposed, they are all fairly small in scale. The proposed alteration of the bay window, which would return the arrangement to a more traditional situation and also help the bay to tie in better with the other windows of the property, is most welcome. This work does not require planning approval, but it is welcome nonetheless. - 6.3 The proposed rooflights would not have any serious impact on public amenity or the dwelling itself - other rooflights are apparent in the area and offer a generally unobtrusive feature; similarly, the proposed flue is considered to be fairly neutral in impact, albeit that it would be unique in the streetscene. - 6.4 Perhaps of most visual impact would be the window proposed to the side gable: this would be visible from some distance away given the openness of the land to the south, although this is of course in large part due to the currently vacant former Prison site, which is likely at some point to be redeveloped. In any case, the side gable will be visible purely because this is an end-terrace unit and the highway providing access to Eastcliffe College to the southeast is wide and unlikely to become narrower in the near future. The window would be slightly awkward in that it would sit symmetrically within the gable and elevation as a whole: the other fenestration here is off-set on both the first and ground floors and the introduction of a symmetrical feature might actually slightly upset the rhythm of the existing asymmetry. All that being said, however, while the gable window might be slightly unusual as a feature in its own right, and would possibly jar a little within the elevation, its scale is such that it is considered it would not be unduly harmful to the streetscene as a whole or 2 Victoria Terrace itself, since it would in some ways maintain the slightly idiosyncratic nature of the existing side elevation.
6.5 To the rear, the proposed extension is of such a modest scale that it is considered to be unobjectionable. While flat-roofed extensions are usually presumed against, for reasons of maintenance and visual appearance, this one would tie in with the existing flat-roofed garage and replace an existing angled roof that is actually rather more visually obtrusive than the replacement would be. It is therefore concluded that this would have a positive impact on the dwelling, and one which would be slightly discernible for the reasons of openness discussed above.
7.0 CONCLUSION AND RECOMMENDATION - 7.1 There are positives and negatives in the scheme; however, the positives are considered to outweigh the negatives and, as such, the application is not considered to be in conflict with the relevant parts of General Policy 2. It is therefore recommended that planning approval be granted.
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:
14.04.2015
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.
The development hereby approved relates to the following plans, date-stamped as having been received 17th March 2015: 1287.1, 1287.2, 1287.3, 1287.4, 1287.5 and the Location Plan.
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 : 27.04.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management
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