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Application No.: 20/01226/B Applicant: Haven Homes Ltd Proposal: Installation of dormers and balconies Site Address: Pinewood Complex Laburnum Road Douglas Isle Of Man IM2 1DE Planning Officer: Mr Peiran Shen Photo Taken: 02.12.2020 Site Visit: 02.12.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.12.2020 _________________________________________________________________
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 application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings no. 001, 120, 121, 122, 123 date-stamped as having been received on 16th October 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of Pinewood Complex, Pulrose, Douglas, a three-storey apartment complex located on the south of Laburnum Road.
2.1 The proposed work is the installation of a balcony along with a flat dormer roof and a French door for four apartments on the second floor.
3.0 PLANNING HISTORY - 3.1 Erection of a timber balcony, etc. was APPROVED under PA 14/01228/B.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential Use in the Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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:
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG 4.6 Dormer Extensions sets out some key considerations. These include a general concern for the potential impact on the character and appearance of both the individual property and the wider street scene. There is also a concern for overlooking if not created for a nonhabitable room with obscured glazing. There is a general assumption against dormers if they are publicly visible. It should generally have a pitched roof. Finishing in a tile or tiled like material can reduce the visual impact. The position and size should be secondary to the roof which will be positioned on. - 4.7 RDG 4.7 Roof Terraces, Balconies, Decking and Patios sets out some key consideration. These include a general concern for unreasonable overlooking of neighbouring properties, especially for terraced or semi-detached properties. Large separation distances to neighbouring boundaries and habitable room window or strategically placed screens will help avoid such issues. In addition, a projecting balcony can result in an alien and top-heavy feature so thoughts should be given to minimising such visual impact. - 4.8 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance. - 4.9 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection on this application (11/11/2020). - 5.2 DoI Highway Services states there is no highway interest in this application (13/11/2020).
6.1 The main concerns for this application are its impact on the character and landscape of the area and its impact on the amenities of the neighbours. - 6.2 The balconies and dormers are at the side of the property and are visible by the public. The balcony has the same design as the existing balcony. The design of the dormer roofs and the French doors should not stand out from the building and are considered acceptable. Therefore, there is no adverse impact on the character or landscape of the area. - 6.3 There is no additional vantage pointed created therefore there is no concern for overlooking.
7.0 CONCLUSION - 7.1 The proposal is considered to comply with General Policy 2of the Strategic Plan and the Residential Design Guide. Therefore, it is recommended for an 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 24.12.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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