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Application No.: 17/00111/B Applicant: Mrs Linda Shimmin Proposal: Installation of a first floor tri-fold door, creation of a dormer window and installation of two roof lights Site Address: 115 Slieau Dhoo Douglas Isle Of Man IM2 5LD Case Officer : Mr Jason Singleton Photo Taken: 16.02.2017 Site Visit: 16.02.2017 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the residential curtilage of 115 Slieau Dhoo, Douglas a detached bungalow on the south of Slieau Road. The properties are on a steep gradient section of the highway which allows for garaging underneath on the lower floor level of the dwellinghouse. To the rear of the dwellinghouse are the rears of those dwellings of Port-e-chee Avenue, located some 45m away and separated by a densely grown wooded area and a gorge where a stream runs through. THE PROPOSAL - 2.1 Proposed is the erection of a dormer window in the west elevation roof pitch; installation of two velux roof lights in the east roof pitch; the alteration of existing widows on the south elevation to tri-fold doors of the lounge and French windows off the dining room which both open up onto an existing balcony.
2.2 The proposed dormer would measure 2.0m wide across the front and 1.1m tall. The front face of the dormer would measure 2.0m from the west elevation of the dwellinghouse. The proposed dormer is part of the utilisation of the roof space to create two bedrooms and one ensuite bathroom with a central stairway. The dormer is being proposed to the larger of the bedrooms. The proposed roof lights (1.0m x 0.7m) would be located above the second bedroom and the newly constructed stairwell. PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (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:
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 objection (17/02/17)
5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (17/02/17) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the surrounding area and street scene.
Dormers
6.2 The design of the proposed dormers in this application are centrally located within the roof space and of a scale that the dormer would be subordinate to the roof and proportionally sits comfortably within the roof scape. As it is finished to blend in with the roof and the dormer being at the side 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, unless travelling east up Slieau Dhoo Road where it would be slightly more evident when looking along the street scene but in this context. Accommodation within the roof space is a common feature within the streetscene and a similar style dormer is visible on the front elevation of No.45. In this case it is considered the design of the proposal would have a neutral effect on the streetscene.
6.3 With regard to overlooking from the dormers, specifically towards the adjoining neighbour No.116, due to the topography of the streetscene sloping from east to west, views would be out and over the roof of the neighbours attached flat roofed garage and dwellinghouse but more biased over the front and streetscene as opposed to the rear private areas. In this case the proposal would not exacerbate the current situation with regard to overlooking towards the neighbours at the side No.116, because of the topography of the land and the distance between the residential properties. - 6.4 In this instance the dormer is considered to have a neutral effect on the neighbouring amenity and it is considered to respect the main dwellinghouse in terms of the siting, layout and scale. The design and form of the dormer would be finished to blend in with the existing dwelling in terms of appearance, character and the materials used would complement the dwelling house. Rear Elevation alterations - 6.5 Within the rear elevation the alteration of the glazing arrangement and opening types would not be increasing the size of the aperture and is considered to not have a detrimental effect on the neighbouring properties to the rear and is not visible from the streetscene being located at the rear of the dwellinghouse. - 6.6 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse
or considered to harm the character and quality of the landscape and wider surrounding streetscene.
6.6 Accordingly, it is considered the proposals would be an appropriate form of development that is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 03.03.2017 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings referenced; 01; 02; 03, date stamped 1st February 2017.
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 : Permitted Date: 13.03.2017 Determining officer
Signed : C BALMER Chris Balmer
Senior Planning Officer
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