APL Planning Statement

PLANNING STATEMENT FOR THE ALTERATIONS TO MOON COTTAGE, 1, PORT JACK, ONCHAN

• 1.0 INTRODUCTION
• 1.1 The site is the curtilage of Moon Cottage, 1, Port Jack which is the south westernmost property in a row of buildings stretching from the application site to the junction with King Edward Road (A11) and Royal Terrace. This terrace is 1-7, Port Jack.
• 1.2 The terrace of which 1, Port Jack is part, is two - two and a half storey. The first three properties - number 1, and Tanfastic alongside, are taller than the rest of the terrace to the north east with decorative balconies and large, modern dormers in the front roof planes: the remaining structures - Boho Casual Dining and Port Jack Chippy and Diner are lower and have plainer frontages with modern plastic framed windows and doors. The lower properties have a short pitch on the front on the frontage with the majority of the roof flat, and which is visible from the upper road which slopes down from Royal Avenue West and Imperial Terrace so that all of this flat roofing is clearly visible. Number 1 is the only wholly residential property in the terrace.

• 1.3 The north eastern section of the terrace is slightly lower than the other part, less ornate and the step up between Boho Casual Dining and Tanfastic is marked by a decorative timbered section of wall and a short section of hipped roof which is currently finished in grey polycarbonate matching the flat roofing lower down to the north east. This is visible across the flat roofing from a vantage point alongside a bin storage area off Port Jack (B57).
• 1.4 The view of the rear of the terrace becomes less clear as one proceeds uphill. When level with the rear of 1, Port Jack, if one looks over the wall, the rear of this property is clear as are the flat roofed dormers and roofing of 2 and 3. The visible part of the rear of number 1 constitutes the rear pitch of the roof together with a tiled hip the profile of which is also visible from the front.

• 2.0 Planning status
• 2.1 The site is not within a proposed or adopted Conservation Area, neither the building nor its neighbours are Registered; there are no trees - Registered or otherwise on the site. The site is shown as at high risk of surface water flooding associated with the watercourse which runs through Port Jack Glen.
• 2.2 The site lies within an area designated for Mixed Use on the Area Plan for the East. There are two types of Mixed Use area described in this document - those within the town centre and others, the application site are being the latter, more neighbourhood shopping area and comprising a mix of commercial and residential uses in function.
• 2.3 Any proposal for this property is therefore subject to the provisions of General Policy 2 of the Strategic Plan which sets out general standards of development which proposals should observe. In addition, the Residential Design Guidance sets out how the impact of development on the living conditions of those in neighbouring properties, may be assessed and provides general advice on design. There is particular mention of flat roofing and dormers which presumes against the installation of both unless there are such features elsewhere on the building and particularly not where these are publicly visible. It encourages an explanation to be provided in any application for flat roofing as to why this has been selected as the roof style for that project. Environment Policy 34 presumes in favour of the use of traditional materials in the alteration, maintenance or extension of pre-1920 buildings.
• 2.4 Reference should also be had to the policies in the Strategic Plan which promote good design and consideration of the context of any site - the Strategic Aim, Strategic Policy 3b and 5 and Environment Policy 42. Strategic Policy 12 states that favourable consideration will generally be given to proposals for improving the quality and condition of the existing housing stock, also alluded to in Environment Policy 43 which encourages the retention of built fabric rather than its demolition. The site is highly sustainable, being within a settlement and on a public transport route as well as being within relatively convenient walking distance of Douglas town centre (Strategic Policy 10).
• 2.5 Finally, increasing importance is now being placed on development addressing climate change and biodiversity. Increasing requirements in the Building Regulations are resulting in enhanced levels of thermal and energy efficiency.

• 3.0 Planning history
• 3.1 Three applications have been submitted for this property:

84/00951/B proposed the installation of a replacement dormer window and was approved 87/04511/B proposed alterations to the shop to convert the whole property into a dwelling approved 91/01238/A saw approval sought and granted in principle for a change of part of the ground floor to a shop

• 4.0 The proposal
• 4.1 It is proposed to alter the roof of the property to install a flat roofed area at the rear and extend the existing hip to allow additional headroom in the roof space of the property. These works will result in the property having the same finish at the rear as the rest of the terrace and from the approach from the south west, the property will have a gable end rather than the existing short section of hip.
• 4.2 Also proposed are other alterations: on the front elevation the existing large window is to be replaced by patio/bi-fold doors with the existing door alongside changed to a full height window; the existing decorative render that mimics timber work is to be replaced on the ground floor by white painted render and that above is to be replaced with anthracite coloured cladding which extends to the side elevation and the new section of gable at the second floor level. The existing timber balcony balustrade is to be replaced with a glazed feature with anthracite coloured handrail on top and the cheeks of the existing dormer are to be re-finished in anthracite coloured cladding. The glazing in the dormer and on the ground floor and the gable is to be simplified (this does not require planning approval). An additional window is to be introduced to the top floor of the gable.

• 5.0 Assessment
• 5.1 The proposal, if it is to accord with the relevant planning policies, should not result in any adverse impact on the appearance and character of the building, not adversely affect the visual impact of the terrace and should not affect the living conditions of those in adjacent property.
• 5.2 Whilst the site is at high risk of surface water flooding on the national flood risk maps, the proposed works will not affect how surface water impacts the building nor how it would affect any other property after passing through the site, if this occurs. As such a Flood Risk Assessment is not considered necessary in this case as there is no change in flood risk to or from this property as a result of the proposed works.
• 5.3 The property is not subject to any particular protection through Conservation or Registered Building designation. Whilst it has some original and attractive features, many have been lost over time: the roof tiles, small dormer, timber shop front, smaller first floor windows have all been replaced with more modern components with the other properties in the terrace having been changed even more significantly. The general character of the terrace is of a group of modern properties with a small number of quirky elements which arguably are out of place now given the changes which have happened within the terrace.

• 5.4 What still remains of the original property is the faux decorative timber work on the front facade and side elevation which is actually painted render, the balcony detailing and the small hip on the side of the roof.
• 5.5 What is proposed will change this and the applicant would wish to modernise the property and incorporate features and finishes that are found elsewhere on the terrace and create a crisp, clean building which will be an attractive approach to this terrace. Whilst it could be argued that the hip feature which is to be replaced by a gable, is replicated on the other end of the taller part of the terrace, the two ends are not generally seen in the same view and the other hip has been re-finished in polycarbonate so already differs in appearance from that on number 1. That is also seen over an expanse of flat roofing whereas the side of number 1 is seen on its own with a vegetated bank before and three triangular section of tiled roof above the decorative timbered gable. The large, flat roofed dormers are also visible and a significant part of this view of the terrace. The hip feature is also, arguably, less traditional than a plain gable end as is now proposed.
• 5.6 The loss of the faux decorative timber work will result in a visual change to the building and whilst it could be argued that this is a feature worth preserving, the building is not protected and this feature has been lost on the majority of the terrace. The feature gives the impression of a building which retains its original character and it is perhaps discordant as, on a closer inspection, the building is actually now much more modern in appearance with its large windows, significant front dormer and this is compounded by the alterations which have been approved and undertaken to the buildings further along the terrace which, cumulatively, result in a terrace which, to most passers-by, is modern and not of especial architectural interest. The new finishes of white painted render and the anthracite coloured cladding and handrail will maintain the colour contrast within the finishes on the existing building albeit in a different style and arrangement.

Current appearance above Former appearance opposite

• 5.7 it is considered that the proposed changes will allow better use of the property and the changes generally are considered to have no adverse visual impact on the character and appearance of the property as a component of a longer terrace of buildings and which would result in it being more similar to the rest of the terrace, lifting the character and appearance of the terrace and the area generally. The rear of this property is the least visible of all of the terrace with the view of the rear only apparent if one leans over the wall behind the site and anyone walking uphill towards Imperial Terrace will already have passed the bin store and significant expanse of flat roofing and anyone walking down would have their eye drawn to the view of Douglas Bay and the Port Jack cliffs not down to the rear of the terrace where the view is much less pleasant.
• 5.8 The side of the rear dormer will be visible on the approach to the property but will be slightly set back from the gable and partly recessed into the planted cliff face beside it, reducing its impact as well as its finish in dark coloured cladding. There is presently an existing large dormer on the front of the property which forms a significant part of its character and that of the terrace, albeit not a feature which is particularly welcomed in the Department’s design guidance.
• 5.9 It is considered that the proposal complies with General Policy 2 in that there is no adverse impact on the character or appearance of the area. Whilst the Residential Design Guidance presumes against flat roofed dormers, it is demonstrated above that this is an established characteristic in this terrace and what is proposed is sympathetic to that.
• 5.10 In terms of the impact on the living conditions of those in adjacent property, the property most readily affected is number 2 although the proposal will not introduce any new fabric within view of the rear dormer windows of this property so what is proposed will not affect the outlook or privacy of this property at all. As such, it is considered that the introduction of flat roofing at the rear, to match that already in place at numbers 2 and 3, satisfies General Policy 2 in respect of the impact on the living conditions of those in neighbouring properties as well as the Residential Design Guidance.
• 5.11 The Building Regulations will ensure that the highest levels of thermal efficiency are met in the renovation of this property and it will result in the dwelling being habitable and maintained.

• 6.0 Conclusion
• 6.1 We believe that the proposals do not have an adverse impact on the environment and will inject a new lease of life to a tired property and make it a pleasant and attractive place to live all in accordance with the relevant policies cited above.