Loading document...
Application No.: 24/01072/CON Applicant: Ms Patricia Ingram Proposal: Registered Building Consent for demolition aspects to 24/91039/B Site Address: 15 Hatfield Grove Douglas Isle Of Man IM1 3HE Planning Officer: Graham Northern Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.11.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason.
It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, Section 18(4) of the Town and Country Planning Act (1999) and Section 19 of the 1999 Town and Country Planning Act.
Plans/Drawings/Information; This approval relates to the following drawings received 13.09.2024: Drawing 100 Location Plan and Existing Arrangement _______________________________________________________________
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
13 Hatfield Grove, Douglas - The points raised are considered to relate to the application 24/91039/B for the construction of the replacement extension rather than the demolition of the existing extension.
1.1 The site is 15 Hatfield Grove, Douglas, a mid-terrace house located on the south of Hatfield Grove. There is a mono-pitched-roof extension on the rear elevation. - 1.2. The property lies within the Woodbourne Road Conservation Area.
2.1 The application seeks full approval for the Registered Building Consent for demolition elements to 24/91039/B. - 2.2 Work includes the following; o Demolition of rear single storey extension. - 3. PLANNING POLICY Site Specific
3.1. The application site is within an area recognised as being an area of "Mixed Use Proposals Areas", under the Area Plan for the East 2020. The site is within a Conservation Area, but not a Registered Building.
Strategic Plan 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:
3.3 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:
3.4 Environment Policy 34 and 35 relate to conservation and state that alterations and extensions are acceptable subject to any adverse impacts.
4.2 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas 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 originals. 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"
4.4 Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction." - 4.5 Legislation - 4.6 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". - 4.7 Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. - 4.8 The Residential Design Guide provides guidance on all aspects of design including architectural guidance to ensure retention of the existing character of a building that includes attention to detail of scale, position, symmetry, glazing and texture.
5.1 This application is being considered alongside an application for a two storey extension reference 24/91039/B. However this application relates solely to demolition of the existing extension.
6.1 Copies of representations received can be viewed on the government's website. This report contains summaries only. Local authority
Neighbours One letter has been received from No 13 however the points raised are considered to relate to the application 24/91039/B for the construction of the replacement extension rather than the demolition of the existing extension.
7.2 The main issue to be considered in the assessment of this application is whether the rear three storey extension which is a more recent extension and not an original element of the building should be retained as its makes a positive contribution to the character or appearance of the Conservation Area. - 7.3 The loss of the rear modern additional is not considered to detract from the special character of the Conservation Area. Therefore in relation to the demolition of this rear extension, there are no concerns.
7.4 The merits of the replacement two storey extension are considered under application ref 24/91039/B and the decision on this application has no bearing on that application or its decision. - 7.5 Residential Amenity - 7.6 No harmful impact is observed upon neighbouring residents.
8.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, Section 18(4) of the Town and Country Planning Act (1999) and Section 19 of the 1999 Town and Country Planning Act therefore it is recommended that the application be approved. - 9. INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated
9.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. - 9.3 In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person. _____________________________________________________________________
I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.
Decision Made : Permitted Date: 01.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown