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The property 1 Ravenscliffe Mews is located at Fort Anne Road which is off Douglas Head Road, one of the most south easterly most points of Douglas. The property is part of a pair of large two storey semi detached properties which were originally stables and gate house at the entrance of Ravenscliffe House.
The site of the dwelling is located under the Douglas Local Plan Order 1998 as a predominately residential use; the property is not a Registered Building nor is it within a Conservation Area, however the property to the rear, Ravenscliffe house is a Registered Building.
To the rear of the dwelling is a yard / garden area which is surrounded by a 1.8 metre high wall, which is where the proposed conservatory would be located within.
The property has had a Planning Approval for an extension at rear to form utility room, 1 Ravenscliffe Mews, Douglas Head, Douglas (87/00329/B)
The application proposes the erection of a rear lean-to conservatory which has a maximum rear projection of 2.85 metres, a total width of 5.44 metres and a maximum height of 3.3 metres (ground level to ridge level) which means only 1.5 metres of the conservatory will be visible due to the wall surrounding the rear yard / garden of the site.
The Douglas Corporation acting as The Agent for the Department of Transport request a deferral as the proposed development will be situated over an existing public sewer.
We have received a letter of objection to the proposal, from the owner of Ravenscliffe House on the grounds that:
Some of the objections from the Owners of Ravenscliffe House may be relevant as far as a legal standing, however they are not based on Material Considerations regarding planning matters, but on a civil matters regarding convents / deeds / upkeep, which cannot be taken into consideration when coming to a recommendation.
The property Ravenscliffe Mews is not in a Conservation Area or a Registered Building and therefore the proposed uPVC style and design would seem to be acceptable.
As far as possible overlooking into neighbours properties the windows are small high level windows (1.8 m from ground level) which would be more for additional natural light. I do not consider that these windows will cause a significant adverse impact on the neighbouring properties from an overlooking aspect (privacy) to warrant a refusal.
For these reasons the proposal would seem to be appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport, The Douglas Corporation.
Recommended Decision: Permitted Date of Recommendation: 27.02.2006
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 documents and drawings 92362/1, 92362/2, 92362/3 and 92362/4 all received on 14th December 2005.
N 1. Disputes regarding possible convents / deeds, particularly with Ravenscliffe House are not Material Considerations with regard to Planning matters, but a civil matter between the relevant parties.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 27.02.2006
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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