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Application No.: 09/01852/GB Applicant: HT (Isle Of Man) Ltd Proposal: Erection of a replacement sun lounge (comprising amendments to 08/01678/GB) (In association with 09/01853/CON) Site Address: Harold Tower Fort Anne Road Douglas Isle Of Man IM1 5BN ### Considerations Case Officer : Ms Henrietta Hopkins Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Douglas Corporation Notes: no objection.
The property subject of the application is Harold Tower, a Registered (RB 179) large dwelling standing in its own ground overlooking Douglas Bay on the Fort Anne Road, Douglas.
The applicant seeks planning permission to replace the existing sun lounge situated to the north east of the existing building (amendment to 08/01678/GB and 08/01679/CON). This application is in association with the Registered Building Consent Application 09/01853/CON.
The application site is located as 'Residential' in the Douglas Local Plan 1998. The Isle of Man Strategic Plan 2007 contains policies which are considered specifically material to the determination of the application - General Policy 2 and Environment Policy 32.
General Policy 2 states the following: "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 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 the necessary services; k) does not prejudice the use or development or adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk or 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. Environment Policy 32 states the following: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
There have been recent planning applications submitted which are considered relevant in the assessment of this application:
08/01678/GB - Construction of a swimming pool structure, enclosing existing external pool, and erection of a replacement sun lounge (In association with 08/01679/CON) - Permitted (3rd November 2008)
08/01679/CON - Registered Building Consent for the construction of a swimming pool structure, enclosing existing external pool, and erection of a replacement sun lounge (Registered Building no. 179 in association with 08/01678/GB) - Permitted (3rd November 2008)
09/01853/CON - Erection of a replacement sun lounge (comprising amendments to 08/01679/CON) (RB no 179 in association with 09/01852/GB) - Pending Consideration.
The Department of Transport has raised no objection to the proposed development. Douglas Corporation has raised no objection to the proposed development.
The application site is located in a 'Predominantly Residential Area' in the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposed development against the policy identified earlier in the report (i.e. General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2007).
Having assessed the proposed development against the above it is considered that the proposed development is acceptable by reason of its siting, scale, form and design. The extension is considered a modest extension and will be replacing the existing sun lounge in the same location. The extension is considered to fit comfortably to the east elevation of the existing building and will be
similar to that originally proposed. The original approved application (08/01678/GB) had a latern roof constructed of painted hardroof. This application omits the glass latern roof and has different patterned windows.
The proposed sun lounge will not be easily visible from Douglas Head Road (to the south) or from South Quay (to the north) due to the high wall and mature trees surrounding the site. It is considered that the proposed extension will not have a detrimental impact on neighbouring dwellings. The Registered dwelling stands in its own large grounds, overlooking Douglas Bay on the Fort Anne Road. Situated to the north and east of the site is land zoned as 'Light Industrial' in the Douglas Local Plan 1998.
In conclusion it is considered that the proposed development is acceptable. It is considered that the extension will fit comfortably within the east elevation of the property and will not have a detrimental impact on neighbouring properties or the surrounding area. The Conservation Officer has raised no objection to the proposed development.
CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:
As the property is a Registered Building (RB 179) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS 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.
This application supersedes the previous application 08/01678/GB for the creation of a pool enclosure and alterations to the Sun Lounge fenestration. These proposals entail the slight increase in floor area of the Sun Lounge, by overhanging the existing structure itself understood to be relatively modern. The Sun Lounge will appear a little more lightweight than the existing one and arguably the better for it. The actually format of glazing is very similar to that previously approved and is therefore acceptable. In conclusion, the proposals are considered to enhance the character of the Registered Building and are therefore acceptable.
RECOMMENDATION
For these reasons it is considered that the proposed development is acceptable and it is recommended that the application be permitted.
It is considered that the following parties, who submitted comments accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Department of Transport
Douglas Corporation
Recommendation
Recommended Decision: Permitted Date of Recommendation: 02.02.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal 12 February 2010
09/01852/GB
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted Drawing No's 0802C, 650/002, 650/014, 650/015, 650/016 and 650/017 date stamped 12th November, 2009.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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