Officer Planning Report Recommendation

Application No.: 10/00269/B Applicant: Mr & Mrs Simon Walmsley Proposal: Creation of a dormer window to dwelling house Site Address: - 3 Thornton Avenue - Douglas - Isle Of Man - IM1 4NU --- ### Considerations Case Officer: Mrs Jade Craig Photo Taken: 23.04.2010 Site Visit: 23.04.2010 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Consultee: Douglas Corporation Notes:** ---

Officer's Report

The Site

The application site represents the curtilage of 3 Thornton Avenue Douglas. The existing property is a two storey semi detached dwelling located to the south side of Thornton Avenue.

The Proposal

Proposed is the creation of a dormer window to a loft conversion.

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

• PA 04/00313/B – Permitted 23/03/04

Installation of a uPVC door to replace existing window on side elevation.

Development Plan Policies

In terms of local plan policy, the application site is located within an area designated as "Predominantly Residential" under the Douglas South Local Plan 1998. The site not within a Conservation Area.

10 May 2010 10/00269/B Page 1 of 4

The Isle of Man Strategic Plan 2007 contains policies which are considered material 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Representations

There have been no written representations in response to this application.

Assessment

The loft conversion would create a new bedroom for the dwelling at second floor level, which is currently the roof space and the proposal would bring the total number of bedrooms within the dwelling to 4 . The proposed bedroom would be accessed by means of a new staircase from first floor level and this staircase is proposed to be located within what is currently part of an existing bedroom. The proposed dormer would be the window to the new bedroom.

In terms of General Policy 2 in the Strategic Plan, the proposed development complies with the land use zoning in the Douglas Local Plan. It is considered that sections (b) and (g) of General Policy 2 are relevant to this proposal and an assessment of these follows;

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; The proposed dormer will match the existing dwelling in terms of the roof pitch and height, the type of tiles to be used, the painted timber fascia and soffit, the rainwater goods and the rendering. The window itself will be white uPVC to match the existing. The proposed window is similar in size and style to the existing bedroom window below at first floor level.
• (g) does not affect adversely the amenity of local residents or the character of the locality; The dormer will look out towards an access road to the rear of the property and then over an area of Offices in Parkland. The access road is not a through road and is used by the residents of Thornton

Avenue for parking and also by employees of the office buildings off Peel Road as access to their car parking. The dwellings on Thornton Avenue form an identifiable group of semi detached homes with a similar style, marked mostly by their clay tiled roofs. This dormer will use tiles to match the existing and therefore will not be detrimental to the character of the area in this way. This dormer is not the first to be created in Thornton Avenue, as a neighbouring property has an existing flat roof dormer.

It is considered that the proposed dormer would visually unbalance the rear elevation of the two semi-detached properties which are numbers 3 and 4 Thornton Avenue and if it was proposed for the front elevation it would be an unacceptable addition. However, it is thought that as the dormer would be added to the rear of the property rather than the front, the visual impact would be reduced. The rear elevation is located on a quiet access road and trees help to screen the site from view of Peel Road. When approached from Belmont Hill, the site is largely hidden from view by the adjacent property 1 Thornton Avenue. Numbers 1 and 2 Thornton Avenue are semi-detached dwellings which are located at a right angle to the remaining properties in the row and number 1 is positioned forward of the building line of the rear of the other properties, helping to screen the site from view.

Although it is recognised that the proposed dormer would unbalance the appearance of the rear elevation of the two semi-detached properties, it is not considered to be as much of an adverse effect as to warrant refusal of this application.

RECOMMENDATION

For the above reasons, the proposal is considered to be acceptable and is recommended for approval.

PARTY STATUS

No representations have been received in respect of this application.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 26.04.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 drawing nos. 1.7179-001-00 and 1.7179-101-00 stamped the 26th February 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted

Signed: ______________________________

Senior Planning Officer

Date: ______________________________