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Application No.: 20/00686/B Applicant: Mr Leslie Hanson Proposal: Installation of a rear dormer window Site Address: 18 Stanley Road Peel Isle Of Man IM5 1NX Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.08.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
This planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01.
Plans/Drawings/Information; This approval relates to drawing referenced LH/1/15 date stamped received on 2 July 2020. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.1 The application forms the residential curtilage of 18 Stanley Road, Peel. The property is a 2 storey, mid terrace that sits to the north of Stanley Road and to the south of Gib Lane. Within the rear elevation, accommodation within the roof space is a common feature within the streetscene and similar style dormer roof conversions can be visible on the rear elevation of the neighbouring properties. The adjoining property No.16 features a dormer window that this application seeks to copy.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a dormer window to the rear roofscape. - 2.2 The dormer would be situated on the west elevation and would only occupy approx. half of the roofscape. The size would be 2.7m across the face of the dormer and in line with the vertical proportions of the rear elevation. The roof would begin at the underside of the ridge tile and extend out to a point in line with the rear elevation with black/grey slates to match the existing. The cheeks of the dormer and the face would be rendered and painted. Within the rear elevation would see the installation of a Upvc window measuring 1.3m wide and 900 deep. - 2.3 The works are solely contained to the rear elevation roofscape.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. The property also is within the Peel Conservation area. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (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:
3.4 Environment Policy 35: 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. This is echoed in Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, CA/02. - 3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance at paragraph 4.6 for Dormer Extensions.
4.0 PLANNING HISTORY - 4.1 16/00564/B - Demolition of existing out buildings and erection of a conservatory. Approved.
15/01039/B - Installation of dormer window to rear elevation. Approved.
5.1 Peel commissioners were written to (15.07.2020) but at the time of writing no comments were received. - 5.2 Highways Services have commented (22/07/20) and do not object.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c)) EP35 and PPS 1/01
and (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))
6.2 The design of the proposed dormers in this application would be located within the roof space that is of a scale where the size would be subordinate to the overall roof and proportionally, would sits comfortably within the roof scape. The dormer being at the rear of the building, twinned with the positioning of the property in relation to the road, places it in a position where it would not be clearly visible from the public highway. However any distant views would be read within the context of the residential property and given the presence of the same type of dormer in the rear streetscene would be considered in keeping with the character of the property and streetscene. In this case it is considered the design of the proposal would have a neutral effect on the streetscene and that of the Conservation area. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c), PPS1/01 and EP35. - 6.3 With regard to the neighbouring amenity and any aspect of overlooking from the dormers, there are no neighbouring residential properties at the rear that would be directly affected by the proposal. The neighbouring properties to the sides would not be disadvantaged either as there is already an element of mutual overlooking from the existing windows to the rear elevation within the terrace. In this case the rear dormer extension would be considered compliant with those sections of General Policy 2(g).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or that of the Conservation area and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and the Residential Design Guidance 2019 and 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:
8.2 The decision maker must determine:
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.
Decision Made : Permitted Date: 07.08.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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