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| Application No.: | 11/01352/B |
| Applicant: | Mr David John Sharpe |
| Proposal: | Installation of dormer to front elevation and roof lights to rear elevation |
| Site Address: | Swn Y Mor Clifton Road Port St. Mary Isle Of Man IM9 5EL |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 10.10.2011 |
| Site Visit: | 10.10.2011 |
| Expected Decision Level: | Officer Delegation |
The application forms the curtilage of Swn Y Mor, Clifton Road, Port St. Mary which is a single storey bungalow, which has living accommodation within the roof space. The property is located on the northern side of Clifton Road which runs parallel with Port St Mary Promenade.
The application seeks approval for the installation of dormer to front elevation and roof lights to rear elevation. The proposed dormers to the front elevation would be two small pitched roofed dormers connected by a small flat roofed link. To the rear one of two existing roof lights would be replaced with three roof lights, each with a dimension of 1 metre x 0.8 metre. The proposal would provide additional outlooks and light for the existing bedroom which is within the roof space.
The application site is within an area recognised as being an area of “Residential Use”, under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area, nor is it proposed to be within a Conservation Area under the Modified Draft Area Plan.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
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:
There are two previous planning applications, however neither are considered relevant in the assessment and determination of this application.
Erection of a sun porch to replace existing porch to front elevation - 07/00996/B – APPROVED Insertion of velux rooflights - 89/00408/B – APPROVED Extensions and alterations to provide garage, utility and dining room and Dormer bedroom - 88/01039/B – APPROVED Installation of velux rooflight - 86/00259/B - APPROVED
Port St Mary Commissioners:- "No Objection"
There are two issues to consider; firstly what potential impacts would the proposal have upon the neighbouring property, namely 'Rivelin' 9 Kallow Point Road which is to the north of the application dwelling approximately 24 metres away. Secondary, what impact would the proposals have upon the visual amenities of the street scene.
In this case the main issues to consider when determining the potential impact upon neighbouring residential amenities is the the potential for overlooking resulting in a loss of privacy due to the proposed rear roof lights.
The roof lights are at a level which would afford the occupants views towards the neighbouring properties to the north. The neighbouring property has a ground floor conservatory which would be 26 metres from the proposed roof lights.
There are also a number of neighbouring properties along Kallow Point Road which have pitched roofed dormers which looks towards the application dwelling and properties along Clifton Road.
The Planning Authority has a guide that a gap of 20 metres be retained between directly facing windows. The proposals would be more than this. Consequently it is considered given the distance there would be no substantial overlooking to warrant a refusal on this ground.
The aspect of the proposal which would be most apparent from public view would be the two linked pitched roof dormers. Along Clifton Road there are a number of different design and styles of properties, ranging from traditional, to more modern properties, some of which have dormers.
Overall, it is considered the proposal would be in keeping with the property and not having a significant impact upon the visual amenities of the street scene.
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Port St Mary Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 04.11.2011
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 approval relates to the installation of dormer to front elevation and roof lights to rear elevation as proposed in the submitted documents and drawing 48.1.11 all received on 3rd October 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 8/2/12
Signed : JM Gallyle Michael Gallagher Director of Planning and Building Control
OR
Signed : Jennifer Chance Development Control Manager
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