Alterations, erection of a first floor extension and roofing works to dwelling
Site Address:
28 Upper Dukes Road Douglas Isle Of Man IM2 4AZ
Case Officer:
Miss Laura Davy
Photo Taken:
26.10.2011
Site Visit:
26.10.2011
Expected Decision Level:
Officer Delegation
Introduction
The application seeks permission for alterations and extension of a property in a residential area. The site is also in the Olympia Conservation Area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 28 Upper Duke's Road, Douglas which is a two storey detached property situated to the south eastern side of Upper Duke's Road. The main dwelling is two storey in height with a single storey element to the side. The single storey accommodation comprises of the garage, part of the kitchen and the utility room. To the side of the garage is an access to the side yard which provides access to the garage. On the other side of the yard is 27 Upper Duke's Road.
The front elevation adjoins the side elevation of 27 Upper Duke's Road; this property is two storey and forms part of a terrace.
There are no properties directly to the rear of the application site.
The application site is in the Olympia Conservation Area.
The Proposal
The application seeks approval for the erection of a first floor extension above part of the flat roof single storey element of the property.
This would include the installation of a dormer in the front elevation as well as the replacement of the two existing dormers. The dormers would be pitched roof, replacing the existing flat roof dormers. The roof would be replaced and finished with slate. The roof would be reconstructed to match the existing one.
In the rear elevation an additional flat roof dormer would be installed in the extension, this would be designed to be similar to the existing.
Also proposed is the erection of a lean-to roof above the existing single storey extension at the rear. The roof would be finished with reconstituted slate to match the existing. The roof lights from the flat roof would be re-used in the lean-to.
Also included in the proposal are other minor alterations.
Planning History
The application site has had a number of previous planning applications, the most recent being for the installation of replacement windows and door to porch in 2009.
Development Plan Policies
The application site is in an area zoned as “Predominantly Residential” identified on the Douglas Local Plan 1998. It is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
13. General Policy 2
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 watercourses;
(e) Does not affect adversely the 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;
(l) 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.
14. Environment Policy 35
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.
Consultations
Highways Division has not commented
Douglas Corporation has no objection.
Assessment
The key issues to consider in the assessment of the application are 1) Impact to the neighbouring properties 2) Impact to the character and appearance of the Conservation Area.
Impact To The Neighbouring Properties
The proposed extension is considered to be a fairly modest addition to the existing property. The proposed extension would result in the building being approximately away from the side elevation of 27 Upper Duke’s Road. There would be no windows in the side elevation so would not result in the increase of overlooking or loss of privacy to no. 27.
There are no windows in the side elevation of 27 Upper Duke's Road so although the extension would bring the dwelling closer to no. 27 it is not likely to result in the application site appearing overbearing.
There are no properties directly behind the application site. Beyond the area of open space is the rear of the properties on Victoria Crescent. It is considered that the addition of a flat roof dormer in the rear elevation would not unduly increase the impact of overlooking to the surrounding properties.
Impact To Character And Appearance Of The Conservation Area
The proposed extension is considered to respect the existing dwelling in terms of scale and design. The proposed replacement dormers would enhance the character and appearance of the dwelling and in turn would make a positive contribution to the Conservation Area and the surrounding locality.
The existing flat roof element is fairly unattractive and does not contribute to the street scene. It is considered that the erection of an extension would enhance the appearance of the property by removing this part of the building which is unattractive.
The Conservation Officer was satisfied that the proposed development would not have a harmful impact on the character and appearance of the Conservation Area.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 04.11.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 permission relates to the alterations, erection of a first floor extension and roofing works as shown in drawings 2010/43/01, 2010/43/02, 2010/43/03 and 2010/43/05 received 4th October 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 14 November 2011
Signed: Michael Gallagher Director of Planning and Building Control
OR
Signed: Jennifer Chance Development Control Manager
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