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Application No.: 16/00514/B Applicant: Mr William Arthur Proposal: Creation of a roof dormer and two additional windows to dwelling Site Address: 1 Tromode Cottages Johnny Watterson Lane Douglas Isle Of Man IM2 5NA Case Officer : Mr Jason Singleton Photo Taken: 16.06.2016 Site Visit: 16.06.2016 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of No.1 Tromode Cottages, Johnny Watterson Lane, Douglas. The property is an end of terrace of 6 properties located to the south of Johnny Wattersons Lane. Within the roof space at the front the exists a single roof light to the western end of the building and to the rear are no breaks or openings in the roof scape. The roof space contains the third bedroom and storage. - 1.2 To the front of the application site is the main road of Johnny Wattersons lane and on the opposite side of the road is a small wooded area with the entrance into Tromode industrial estate. To the rear of the site are the residential dwellings on Cronk Liauyr, with property No's 95 & 96 backing onto the rear of the terrace of Tromode Cottages. THE PROPOSAL
2.1 Proposed is the creation of a extra space within the roof space/ bedroom three by the installation of two velux type roof lights on the front elevation. To the rear elevation, a flat roofed dormer measuring 3m long and 2.6m high is proposed to run half the width of the roof scape with glazed windows looking out. Also proposed is the installation of two obscured glazing windows on the western gable end of the property to serve the two existing bathrooms. The proposed windows would measure 0.5m x 1.0m with obscure glazing and featuring side hinged openings, with the hinges being fitted on the side towards the rear of the buildings. - 2.2 The creation of the new dormer would feature five panes in the window within the dormer. The glazing panel would utilise a combination of side hung opening windows and three fixed glazed panels. It is proposed the new windows to be double glazed, white Upvc framed units and would be finished to match the existing dwellinghouse. PLANNING HISTORY
3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application:
General Policy 2 states: "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:
landscaping of buildings and the spaces around them;
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
REPRESENTATIONS
5.1 Douglas Borough Council has no objections (07.06.16).
5.2 The Department of Infrastructure Highway Services have indication that the proposal has no highway implications (17/05/16). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 Regarding the front elevation, the installation of an additional velux type roof light of the same size and type, installed 0.5m away from the existing and the proposed creation of two openings within the western elevation to provide obscure glazed windows is not considered to have an adverse impact on the street scene and would not have any greater impact of overlooking than the existing situation.
6.3 Turning to the rear flat roofed dormer, there are no other dormers within the terrace of Tromode cottages. In general dormer accommodation should be subordinate to the roof they sit within. This proposal would extend to almost the entire width of the owners roof plain and it is not considered it would be subordinate and if approved would set a dangerous precedent. Whilst not immediately visible from the street scene, when driving east up Johnny Watersons Lane, views of the western gable would be visible as to would the cheek of the gable. In terms of impact on the street scene it is not considered to be detrimental as only a small proportion would be visible. However there are a more serious concerns of overlooking to the rear of No.95 Cronk Liauyr. The distance between the two properties rear elevations is around 23m with the application site being in an elevated position. - 6.4 From the site visit, when standing in the rear garden of No.95 Cronk Liauyr, it is apparent the proposal would give clear and uninterrupted views down in to the rear garden and onto the rear of No.95. It is considered the rear flat roof dormer would detract from the simple roof structure of this terrace, have an overbearing effect leading to a loss of privacy and can be considered to adversely affect the living conditions of the residents of No. 95. - 6.5 The proposed dormer would introduce a prominent and incongruous feature into the street scene and would be detrimental to the visual amenity of the locality and fails to satisfactorily respect the character of the area. Furthermore, as the proposed development would fail to respect the form and design of the existing building, it would also be contrary to the requirements of General Policy 2 of the Strategic Plan. RECOMMENDATION
7.1 Overall, it is concluded that the planning application is considered for refusal on account of the proposal having an overbearing effect on No. 95 Cronk Liauyr. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Refused
Date of Recommendation: 22.06.2016
R 1. The proposed dormer window on the rear facing roof slope, would, by its existence and its scale, form, design and prominence within the street scene, would result in a detrimental impact upon the visual amenities of the individual property and when views from No.95 would be obtrusive and have and unduly overbearing effect leading to a loss of privacy adversely affect the living conditions of the residents of No. 95, contrary to General Policy 2 of the Isle of Man Strategic Plan 2007.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date: 23.06.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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