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Application No.: 20/01382/B Applicant: Mr & Mrs Gary Raymond & Susan Mary Clueit Proposal: Erection of a replacement dwelling (in connection with Registered Building application 18/00005/CON) Site Address: 12 Derby Square Douglas Isle Of Man IM1 3LS Principal Planner: Mr Chris Balmer Photo Taken: 27.01.2021 Site Visit: 27.01.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.02.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
It is considered that the proposal has no significant impact upon public or private amenities and therefore complying with General Policy 2, Housing Policy 4, Transport Policy 4 , Transport Policy 7 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide.
This approval relates to the submitted documents and drawings P-10-01 REV A, P-11-01 REV A, P-12-01 REV A, P-12-00, 1335.10, 1335.11, 1335.1, 12-01, 10-01 and 11-01 all received on 16th December 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 12 Derby Square, Douglas situated on the east side of Derby Square within the Douglas (Windsor Road) Conservation Area. - 1.2 The property is mid-terraced dwelling, three storeys high not including the basement or the dormer conversion within the roof space. This offers 5 floors of accommodation and there is a projecting rear element or outrigger which has three floors and a pitched roof at right angles to the main roof. - 1.3 At the front of the property is similar to others in the terrace. Each property has a ground floor bay window and an imposing front door with semi-circular fan-light. There are mainly sash windows on the front elevations. The first floor windows and front doors have classical-style moulding detailing above. The house varies at roof level, where some have roof lights. The rear elevations look out over the Villa Marina to the sea. Most have rear outriggers or larger extensions. These vary in height, width, projection, roof form and detailed design. Some properties have roof terraces at various levels. Some have garages on Derby Square Lane. And some of these have roof terraces above. Some of the properties have rear dormers / roof extensions. There is no overall consistency to the appearance of the rear of the terrace. - 1.4 The unique features of this property are the mouldings around the heads of the ground floor windows and above the entrance door then at first floor level, the wide banding around the window. The finish of the property is smooth rendered. The existing windows in the property are timber sliding sash. The window proportions of the first and second floor are split with glazing bars to segment the pattern. This property features ironwork railing above a dwarf wall to the boundary as is common in the streetscene. - 1.5 Within the Conservation Area Appraisal, It is noted that many buildings still retain a high level of their original features to the front elevations. The majority of the buildings are stone built with stucco facades and vertical sliding sash windows. They were embellished with mouldings, columns and cast/wrought iron balconies. (Para 5.2 page 18) The west side of Derby Square; No's 47-58 are noted for their characteristic traits with the terrace being at a higher level of the site with all properties featuring steps up to the front door; the inclusion of ironwork balconies to the front is noted and with erosion of these over the years would be a welcomed reinstatement along its length and some of the mouldings have been lost from above the window heads. There is no specific mention of the application site. - 1.6 This application should be read in conjunction with 18/00005/CON - Registered Building consent for the demolition of existing dwelling and replacement with new dwelling (in connection with application 18/00004/GB) and 20/01119/MCH (Minor amendment application; all these applications where approved.
2.0 PROPOSAL - 2.1 Proposed is the demolition of the existing floors and facades in its entirety and erection of a replacement newly designed building to match the former front façade and extend out at the rear over three stories with garaging at the rear. The use would remain as a single householder residential property. - 2.2 The proposal would include two off road parking spaces within the garage at the rear. Running through out all the floors is a lift shaft towards the rear of the building. - 2.3 The front elevation would see the use of Upvc slim profile sliding sash windows; reproduced existing mouldings and cornice sections, the existing front door, fan light and mouldings would be reproduced, as to would the window positioning as per the existing. The rear of the property would have a very contemporary approach in terms of the amount of glazing and finishes and overall design.
3.1 Minor Changes application to PA 18/00004/GB involving creation of sunken garden, walkway and escape stair, installation of traditional details to match surrounding buildings to front façade, installation of replacement glazed conservatory, window, fenestration and cladding alterations to rear elevations, installation of photovoltaic panels, rear third floor balcony and change of garage door design - 20/01119/MCH - SPLIT DECISION;
"This approval only relates to the following (all shown and described in the information received on 9th October 2020):
3.2 Registered Building consent for the demolition of existing dwelling and replacement with new dwelling (in connection with application 18/00004/GB) - 18/00005/CON - APPROVED - 3.3 Demolition of existing dwelling and replacement with new dwelling (in connection with Registered Building application 18/00005/CON) - 18/00004/GB - APPROVED - 3.4 16/01054/B - Renovations to front elevation and replacement windows. Approved. - 3.5 16/00208/B - Alterations and renovation works to dwelling including window / door alterations and creation of an additional window. WITHDRAWN. - 3.6 11/00991/B - Alterations, extensions and conversion of former Boarding House to a single dwelling. Refused at Appeal.
paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 by reason of its siting, design, and height in that it would result in demonstrable harm to the residential environment of No. 13 Derby Square in terms of overlooking, and loss of privacy.
3.4 10/01719/B - Alterations, extensions and conversion of former Boarding House to a single dwelling. Refused at Appeal. - 4.0 PLANNING STATUS
4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Area Plan for the East.
4.2 The site is located within the Windsor Road Conservation Area. - 4.3 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):
"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:
4.4 Environment Policy 35 states: "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." - 4.5 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. As set out in Appendix 7. OTHER MATERIAL CONSIDERATIONS - 4.6 Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the original. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as originals, but not necessarily the original method of opening, whatever the material to be used in the construction."
5.1 Douglas Borough Council has no objection (23.12.2020)
5.2 Highways Services have commented (24.12.2020); "After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and/or parking. The Applicant is advised that temporary closures of part of the highway are likely to be necessary on demolition and construction, including the suspension of disc parking at the front. Both roads at the front and back are public. A licence is likely to be necessary for the positioning of any equipment and materials in the highway." - 6.0 ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this planning application which is with the Windsor Road Conservation Area;
6.2 The application site is located within a residential area on the Douglas Plan and the proposed use of the building as one single use as a residential dwellinghouse is supported and would fit in with the character of the surrounding uses.
6.3 The conformity to the land use designation leads us onto GP2, to ensure that future development is appropriate for the surroundings and does not have any adverse effect. Any proposal is further scrutinised with being in a Conservation area and EP35 will have an impact on the design, particularly the front façade as this is what forms part of the Conservation area and helps protect against inappropriate development. The demolition of the existing building has already been established with the approval of 18/00004/GB. (iii) visual impact on the proposal;
6.4 The proposed front elevation in terms of scale, proportion, size, design and finish are all considered acceptable and would fit well with the neighbouring properties and that of the whole terrace which it sites within. Overall, when viewed from Derby square the front façade would be deemed to preserve the original character of the property and enhance the streetscene with the correct utilisation of an appropriate design and finish in accordance with Environmental Policy 35. - 6.5 Turning to the rear elevation, the removal of the existing dwelling, which in turn involves the removal of the outrigger and inappropriate built development would be beneficial. The scale and massing would not be considered to be out of character and would step down in height from four stories to two stories at the rear and utilising the full width of the plot for garaging which is already evidence with the neighbouring properties along this section of Derby Square lane. - 6.6 The proposal is a contemporary approach in terms of the window fenestration and finishes; however, the use of large glazed opening to the rear of neighbouring properties is already in place and has been established as an acceptable form of development. The proposal perhaps takes the contemporary approach to the next level compared to what existing already; however, it is considered the proposed design and finish is of a high quality and would be an enhancement to the character of the Conservation Area as well as the individual property. As such the proposal is deemed acceptable in accordance with General Policy 2 (b) and (c) and Environment Policy 35.
6.7 In terms of the impacts upon neighbouring amenities, these are namely impact upon outlooks, loss of light and/or overbearing impacts, namely to the Nr 11 & 13 which are either side of the site. Visiting the site it was noted that neighbouring properties had also befitted form rear extension (roof terraces/garaging/dormer extension) in the past. A material consideration is that the proposal in terms of size, massing, scale and overall form is the same as the previously approved scheme. The main changes are the window fenestration and the finished. Neither of these have an impact upon neighbouring amenities. - 6.8 It is noted that the main views/outlook from the rear windows would be views over the bowling green and sea views beyond. Whilst there may be some overlooking over the neighbouring terraces, this is already the case as there is a existing level of mutual overlooking within this terrace. It is noted that there has not been any objections received from Nr11 or Nr 13.
6.9 The design of the proposal incorporates parking for two vehicles in the garage at the rear of the dwellinghouse accessed of Derby Square Lane. In this case Highways Services do not object to this application as noted in paragraph 5.2. Therefore the proposal would comply with General Policy 2 (h) & the parking standard of Transport Policy 7.
7.1 It is considered that the proposal has no significant impact upon public or private amenities and therefore complying with General Policy 2, Housing Policy 4, Transport Policy 4 , Transport Policy 7 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide. Accordingly, the application is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 03.02.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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