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Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.2 'Alverna', Somerset Road, is a two storey, rendered property with clay tile semi-circular bays and a slate roof set within a small terrace of four dwellings. 1.3 The rear of the properties are rendered and painted with lean-to outshots. There is a rear lane and the boundary wall between the lane and the property is a rendered masonry wall approximately 1.8m high with simple, square rendered pillars forming pedestrian gate accesses to the rear of the properties off the lane.
4.1 As the property is located within the Selbourne Drive Conservation Area designated in 2003, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June
| Application No.: | 14/00762/B |
| Applicant: | Neil Bostock |
| Proposal: | Creation of two parking spaces, decked patio area, installation of replacement windows and French doors to rear elevation (retrospective) |
| Site Address: | Alverna |
| Somerset Road | |
| Douglas | |
| Isle Of Man | |
| IM2 5AE |
2007), are Strategic Policy 4, Environmental Policy 35 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Windows Policy 1/98 "Buildings in Conservation Areas" are also considered to be relevant to determining this application.
Strategic Policy 4 states:
"Proposals for development must:
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."
Policy CA/2 - Special Planning Considerations states:
"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.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
Policy 1/98 "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 patterns 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 the originals, but not necessarily the original method of opening, whatever the material used in the construction"
CONSULTATIONS:
5.1 The Department of Infrastructure Highways Services 'do not oppose'.
6.1 The applicants have formed a pair of French doors where once was a window, which forms access to the rear timber deck via a set of timber steps. The deck is set three steps above the lawned garden area. This lawned garden is in turn separated from the parking spaces by a vertical palisade timber fence, approximately 1.8m tall. The rear parking spaces are finished with red brick paviors. Clearly in forming the car parking spaces, a section of the rear masonry boundary wall has been removed.
6.2 There appears to be a new section of timber fencing that has been added to the brick boundary wall with the neighbouring property. The top of the fence is roughly in line with the head of the French Doors. This should afford an element of privacy between the two properties, so actual and perceived overlooking are minimal as a result of these works.
6.3 The replacement windows to the rear of the property appear to be approximations of those in the adjoining properties. As the windows are not readily visible from a public thoroughfare and have the same or similar pattern of glazing bars as the originals, they are therefore not considered to be out of character with the area and are therefore considered to comply with policy 1/98, particularly:
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
6.4 The works are to the rear of the property and are not readily visible from a public thoroughfare, are not considered to have a significant impact on the streetscene and are therefore considered acceptable.
RECOMMENDATION:
PARTY STATUS:
Recommended Decision: Permitted
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to A3 1:500 scale plan, colour photo annotated 'Parking', colour photo annotated 'Decking', colour photo annotated 'Replacement Windows'.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 4/8/14
Signed: _________________________ Chris Balmer
Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett
Senior Planning Officer Signed: _________________________ Jennifer Chance Head of Development Management
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