Alterations, erection of extension and relocation and erection of replacement double garage and carport (Amendments to PA 11/01607/GB & PA 13/00226/GB) (In association with 13/01388/CON)
Site Address:
Red House Victoria Road Douglas Isle Of Man IM2 6AQ
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
11.12.2013
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the Red House, Victoria Road, Douglas. The site is situated to the west side of the road at its northern end, not far from the junction with Glencrutchery Road. Vehicular access is via a driveway to the north of the site which also serves Glenside Residential Home which is the large building that sits to the west of the site, extending to the north and south. There is also pedestrian access directly off Victoria Road. Victoria Manor is a modern detached dwelling located to the immediate south.
The Red House is a large detached dwelling designed by Baillie Scott in 1893. The building was Registered in 1996. The dwelling sits towards the middle of the site with garden to the front and rear. There was once a detached garage to the side (west), however, this is being replaced as part of the proposals. The dwelling is orientated so as to be gable-end on to the highway. The design of the building utilises a collection of gables, square bay windows and a rich mixture of finishes to create a distinctive Tudor style character.
The Proposal
The application seeks planning approval for the erection of a two storey side extension and detached double garage/car port.
The proposal is an amendment to a previous scheme approved in 2013, which itself was an amendment to a scheme approved at appeal in 2012. The main changes to most recent approval are:
Changes to the design of the ground floor windows on the south (rear) elevation of the extension. The new windows have small leaded lights instead of the larger glazing panes in the earlier design.
Changes to the window design on the north (front elevation) and west (side) elevations including the introduction of leaded glass.
Changes to the design of the sun lounge on the west end of the extension.
Increase in the size of the new garage/car port. The width will be increased by 0.7 metres to 6.3 metres; the height by 0.3 metres to 6.6 metres; and length by 0.7 metres to 12 metres.
Change to the elevational treatment at ground floor level in the south gable of the garage/car port.
Introduction of patterned detailing at upper floor window level on the south and north gables.
Changes to the design of the garage doors including smaller window lights.
Simplification of the hard landscaped area to the south of the garage/car port and west of the extension. The proposal is to have a level paved area accessed via steps next to the building rather than a more intricate double level "upper" and "lower" garden with flower beds.
The Planning Authority is concurrently considering an application for Registered Building for the same works (13/01388/CON).
Planning History
The site has the following history:
13/00226/GB and 13/00227/CON - planning approval and Registered Building Consent granted in May 2013 for the erection of an extension and replacement double garage and car port.
12/01435/GB and 12/01436/CON - planning approval and Registered Building Consent granted in February 2013 for the rebuilding of two chimney stacks.
11/01607/GB and 11/01608/CON - planning approval and Registered Building Consent granted at appeal in September 2012 for the erection of an extension and replacement double garage and car port.
99/01623/GB - planning approval granted for alterations to dwelling, siting of LPG tank and laying of replacement mains water pipeline
Planning Policy
The area is identified as being within a predominantly residential area by the Douglas Local Plan 1998.
The Red House is a Registered Building (RB no. 160).
The following policies in the Isle of Man Strategic Plan 2007 are relevant:
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 disturbances
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;
(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 necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(I) is not on contaminated land or subject to unreasonable risk of 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: '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.'
Environment Policy 34 states: 'In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred.'
Policy RB/3: General criteria applied in considering Registered Building applications, states:
'The issues that are generally relevant to the consideration of all registered building applications are:
The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).'
Policy RB/5: Alterations and extensions, states:
'In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.'
Representations
Douglas Borough Council - no objection.
Highways Division - no objection.
Assessment
Matters for consideration
The proposal is a modification of an earlier scheme granted approval in 2013. The principal consideration is whether there have been any material changes in circumstance that would lead the Planning Authority to a different decision this time around. There has been no change in planning policy and the planning officer is unaware of any change in circumstances on the ground. The focus of the assessment should therefore be on the acceptability of the amendments themselves.
The effect of the proposal on the architectural and historic qualities of the Registered Building
The proposed changes are not considered substantial. The most significant change is the enlargement of the garage/car port, however, the increase in dimensions is not particularly great and its design and scale would remain in keeping and respectful of the Registered house. The building would be positioned closer to a tree on the north boundary, however, it would appear that there would be sufficient separation and the tree is not in any event considered to have any important amenity value.
The changes to the window design are considered sympathetic and arguably more in keeping with the style of the existing house and extension.
The alterations to the sun lounge are considered more interesting than the earlier scheme with the introduction of greater areas of glazing and timber, and are acceptable.
The other amendments, such as the change to the patio area to the rear, first floor detailing on the end gables of the garage/car port and changes to the garage door design are minor and appropriate.
The Conservation Officer has no objection to the changes and the proposal would have no greater impact on the special qualities of the Registered Building and its setting than the previous approved scheme.
The effect of the proposal on neighbour amenity
The proposed amendments have no particular consequences for neighbours and would not adversely impact on neighbour amenity or conflict with adjacent properties.
Conditions
There were no specific conditions relating to materials or detailing on the previous approval and as such no reasonable justification for such conditions on the current application.
Recommendation
It is recommended that the application is approved with conditions.
Party Status
The following local people should be afforded interested person status:
The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
Recommendation
Recommended Decision: Permitted
Date of 14.01.2014
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 09/AR/729 000 (site location plan), 09/AR/729 001,
09/AR/729 002 (existing), 09/AR/729 200A (proposed site), 09/AR/729 201E (proposed plans), 09/AR/729 202E (proposed elevations and sections), 09/AR/729 210 (sun porch), 09/AR/729 302 (demolition plan), REDHOUSE/1300/001, REDHOUSE/1300/003 (window details) received on 25 November 2013.
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 :
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
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