DEC Officer Report

Application No.: 19/00880/B Applicant: Mr Matt Thorpe Proposal: Erection of a rear flat roofed dormer Site Address: Annandale 69 Slieau Curn Park Kirk Michael Isle Of Man IM6 1EW Planning Officer: Mr Paul Visigah Photo Taken: 19.08.2019 Site Visit: 19.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers 73436-CUR-00-ZZ-DR-A-04001-S4 and 73436-CUR00-ZZ-DR-A-02001-S4 date stamped and received 5 August 2019. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):

No. 68 Slieau Curn Park as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The application site is the residential curtilage of 'Annandale', which is a semi-detached bungalow with accommodation in the roof sited at the south-western end of Slieau Curn Park which ends in a cul de sac. The dwelling is situated 84m south east of the Builders Yard, off Main Road, Kirk Michael. - 1.2 The dwelling has grey slate roof tiles and a roughcast-render finish to its walls. There is a roof light on the front facing roof and the windows are white UPVC casement windows. It's well turfed front garden which has two medium sized trees is located to the right of the vehicular access. There is a front facing gable with a window overlooking the highway. - 1.3 To the rear, there is a detached garage which sits alongside the shed for the dwelling on the north western boundary of the application site. The rear roof features two roof lights which sit beside the rear flat roof dormer of the abutting dwelling, 'Mesedale'. The rear garden connects the main dwelling to the shed at the rear. - 1.4 The surrounding developments are of a similar design and style; although the dwellings on the south eastern section of Slieau Curn Park are of have designs that are at variance to the prevailing style and appear to be more recent. THE PROPOSAL

3.1 Full planning approval is sought for the erection of a rear flat roofed dormer. The works would enable the expansion of the first floor bedrooms size, as well as the creation of WC for this floor. - 3.2 The proposed dormer run will be about 3.1m while the width will be 6.7m. The pitch would be slightly inclined to allow runoff; however it general appearance would be flat. This dormer which would be set back about 1.5m from the roof eaves will have polyroof finish on 12.5mm plywood deck. Three UPVC casement windows will be installed on the dormer to serve the modified spaces. - 3.3 With regard to finishing, this timber framed dormer will be rendered to match the walls of the existing dwelling. Also, the existing roof pitch of the roof will be retained below new dormer window to maintain consistency with the other semi-detached dwelling to which the application dwelling belongs. PLANNING POLICY

3.1 The site falls within an area zoned as 'Predominantly Residential' on Kirk Michael Local Plan 1994, and the site is not within a Conservation Area. - 3.2 In view of the scale and nature of the proposal and the site's zoning, the application falls to be assessed against General Policy 2 and paragraph 8.12.1 of the Strategic Plan, while due consideration of the Residential Design Guide 2019 is also required. - 3.3 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:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption."

3.4 Paragraph 8.12.1 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." - 3.5 Section 4.6 of the Residential Design Guide 2019 will also be valuable in the assessment of the application.

• 3.5.1 4.6 Dormer Extensions
• 4.6.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider streetscene. Unless they are for nonhabitable rooms such as bathrooms with obscured glazing, they can also create overlooking. They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or streetscene.

• 4.6.2 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.
• 4.6.3 The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported. PLANNING HISTORY

4.1 The application site has been the subject of two previous approved applications which are considered to be materially relevant to the current application. - 4.2 The applications are: PA 97/01974/B - For the Installation of rooflight to dwelling, 69 Slieau Curn Park, Kirk Michael. PA 02/01461/B - For Conversion of loft to living accommodation and installation of rooflights. Note: These applications have enabled the creation of the living accommodation in the loft which is now the subject of the flat roofed dormer proposal.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 16 August 2019.

5.2 Michael Commissioners although consulted on 13 August 2019, have not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. - 5.3 The Owners of No. 68 Slieau Curn Park, the abutting property to the north of the dwelling have written in to express concerns over the dormer run in a letter dated 15 August

1. The neighbour required to know if the dormer will flush with theirs or if the proposed dormer will protrude in front of their dormer, blocking light coming in since the new dormer will be very close to their existing rear dormer.

ASSESSMENT

6.1 In considering an extension such as this in a residential area, it important to have specific regard to potential impacts on neighbours and their amenity, and the appearance of both the site itself and the street scene or character of the area.

6.2 Impact on Neighbours The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres.

• 6.2.1 With regard to overlooking, the building closest when looking from the proposed windows on the dormer would be 55 Slieau Curn Park, immediately adjacent to the rear. However, when viewing from the proposed dormer window, this abutting dwelling would be about 30m away and as such overlooking cannot result from the proposed since it is significantly beyond the 20m limit. As well, the view to this abutting dwelling is partly obscured by the detached garage located at the rear boundary of the application site with 55 Slieau Curn Park.
• 6.2.2 In terms of potential overbearing impact upon outlook, there is a possibility of the proposed having a slightly dominating view on the existing flat roof dormer on 68 Slieau Curn Park. This is hinged on the fact that the proposed dormer is significantly larger than the abutting dormer, in addition to the fact that the proposed could protrude slightly (about 100mm) beyond the existing neighbouring dormer. Whilst the proposed is partly at variance with section 4.6.3 of the RDG 2016 due to its size and proportion when compared to the Guide's requirements and the abutting dormer, the proposed sits in with the existing scenario within the street scene where abutting dormers are not specifically equal in size and proportion and as such, this factor cannot be a justification for refusal.
• 6.2.3 Regarding potential loss of light/overshadowing, it is also noted that although the neighbour has raised concerns over loss of light, the rear elevation of both properties are North West facing and as such both dormers would have the same orientation and benefit equally from the evening sunlight. This implies that there can be no loss of light experienced from this dormer, even if the proposed protrudes slightly beyond the neighbour's dormer windows. Besides, the applicant has stated that they do not intend to build their dormer beyond the abutting dormer save for variations that could result from the position of the existing timber purlin upon which the dormer frames would be built. They further stated that both purlins are supposed to align; however, variations during the initial construction of both dwellings could result in both purlins not being perfectly aligned or flushing along the roof pane. As such, aligning both dormers is not guaranteed as there could be differences with regard to the position of the purlins.

6.3 Impact on Appearance of the Dwelling and the Street Scene

• 6.3.1 The main consideration in this assessment is the appearance of the proposal and what impact, if any, it would have on the appearance of the area and the dwelling itself. Section 4.6 of the Residential Design Guidance will be referred to in this case.
• 6.3.2 With regard to the dwelling, the rear dormer would not appear as an intrusive or unacceptably tall alteration to the building. It must also be considered that there are a number of similar dormer windows on the rear of properties within Slieau Curn Park estate. This proposal must of course be assessed on its own merits, however, an additional rear flat roofed dormer, whilst unacceptable within most parts of Kirk Michael would not be regarded as an unacceptable addition in this case. Part of the reason for this is that the dormer would not be highly visible from public thoroughfares within Slieau Curn Park. As well, the setting of the dormer below the existing roof ridge, and the positioning set back from the eaves and slightly away from the gable, would ensure a secondary appearance. CONCLUSION

7.1 It is concluded that the development proposed is not at such conflict with the relevant Development Plan policies as to warrant the application's refusal. In summary, the proposal would not harm the residential amenities of the neighbouring properties and is, on balance, considered to be acceptable in terms of the character of the area and street scene in accordance with GP2. The application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) Highway Services Division of Department of Infrastructure, and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material, and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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: 17.09.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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