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The application site comprises part of Douglas Head Apartments, Douglas Head. On the Douglas Local Plan, the site falls within an area zoned for Residential/Office use.
The application is seeking planning permission to create a single storey apartment on the flat roof of the existing apartment block. The external walls of the apartment will be clad in natural cedar. The decked area around the apartment will be enclosed by a structural glass panel with stainless steel handrail.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Housing Policy 6 and Transport Policy 7
There have been a number of applications on the site. However, these are not relevant to the determination of this application.
The Highway Authority does not oppose the application. The Local Authority has not commented on the application. The occupiers of No.10 Douglas Head have objected to the application.
The occupier and owners of No’s 11, 18 and 19 Douglas Head Apartments consider the proposed addition will adversely affect the appearance and profile of the apartment which is a skyline property. The proposed apartment is very close to the Tower and this will adversely affects its prominence. This could set a precedent for similar roof top apartments to be created.
Manx Electricity Authority has submitted their standard comments about underground cables and overhead lines.
The occupier of No.34 Douglas Head Apartments considers the proposal will have a serious negative impact on the architectural appeal of the building. They are also concerned about the disruption of the construction of such a building and the impact on the already limited parking facilities.
Drainage Services of Douglas Corporation has no objection to the development in principle.
The Isle of Man Water Authority advised the applicant to contact them with regard to the water supply.
Society for the Preservation of the Manx Countryside and Environment have commented that the flats was supposed to be a replica of the former Douglas Head Hotel but is already spoilt by the mansard treatment above the battlements. They consider the proposal won't improve things. They also consider it is better to squeeze in additional units here rather than have pressure for dwellings on Greenfield sites.
The Isle of Man Fire and Rescue Service have advised that the applicant consults with the fire safety department.
Housing Policy 6 of the Isle of Man Strategic Plan 2007 states that "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive".
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or 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".
Prior to the submission of the application the applicant's agent has discussed the proposal with me and the Conservation Officer.
The main consideration in assessing this application is whether the proposed development would adversely affect the visual amenities of the locality and the setting of the Registered Building.
The proposal does not seek to replicate or mimic the style of the adjoining building. The proposed building would not be overly dominant within the locality due to its height and its set back from the edge of the mansard roof. The agents have lowered the fascia of the link conservatory to below the existing tower. The use of aluminium glazed system will give the new build a light weight appearance within the locality. This modern approach compliments the existing features of the apartments and I therefore feel this modern approach is the correct approach to developing this structure on an existing building.
The only part of the fabric now considered Registered is the stone central tower. The proposed building will not be physically attached to the Registered Building. The proposal does have an impact on the setting of the Registered Building. However, I consider the impact to be positive one. The proposal would not be overly dominate compared to the stone tower which is much taller in height. This proposal is relatively modest. I consider the proposal would not adversely affect the setting of the Registered Building and nor would it be detrimental to the visual amenities of the locality.
In terms of parking, the applicants currently have 4 car parking spaces for use in conjunction with the apartments they already own. They have indicated there are willing to cede 2 spaces for the new apartment and are happy to have this covered by condition as part of any approval. I consider this approach to be acceptable and would ensure that each of the apartments have 2 car parking spaces each.
In respect of the impact on the other apartments to the southwest of the proposed development, these apartments have windows which face into the courtyard which serve as the only source of light to their bedrooms. The existing building already restricts the amount of light into these rooms. This proposal will result in some loss of light. However, I do not consider the loss is so significant to warrant a refusal.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Whilst the Manx Electricity Authority, Isle of Man Fire and Rescue Service and Isle of Man Water Authority represents a statutory authority, the points raised in correspondence relate to Building Control matters and not planning and as such should not be afforded party status in this instance.
The owners/occupiers of the apartments have sufficient interest in the application and as such should be afforded party status.
The Society for the Preservation of the Manx Countryside and the Environment has commented on the application. However, they do not have sufficient interest in the application site and as such should not be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 11.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 construction of a single storey apartment on the roof as shown in drawing numbers P-01, P-02, P-03 and P-04 date stamped 31st July 2007, P-05 date stamped 4th December 2007, Planning Statement from McGarrigle and Jackson date stamped 31st July 2007.
C 3. Prior to the occupation of the apartment, details of the car parking arrangements to be provided shall have been submitted to and approved in writing by the planning authority. Thereafter the parking arrangements for the apartment shall be kept free for that purpose.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 12/12/07
Signed : M. I. McCauley Director of Planning and Building Control
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