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Application No.: 15/00562/B Applicant: Mr Eugene Wilson & Ms Sarah Corkill Proposal: Installation of dormer to rear elevation Site Address: 31 Linden Gardens Douglas Isle Of Man IM2 6AB Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site comprises the residential curtilage of a mid-terrace, two-storey dwelling located within Linden Gardens, Douglas, which is a residential area.
2.0 THE PROPOSAL - 2.1 The proposal comprises the installation of a dormer window to the rear elevation of the dwelling. This would have a flat roof and have white weatherboard cladding, and would enable the conversion of the upper storey into a third bedroom. However, only the dormer window itself requires planning approval.
3.0 PLANNING HISTORY - 3.1 The 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. However, a number of properties elsewhere within Linden Gardens have installed rear dormer windows similar - if not identical - to that proposed by this current planning application. Approvals have been granted at nos.21 (PA 08/0877/B), 25 (12/01317/B), 26 (PA 13/00368/B) and 39 Linden Gardens (08/00878/B).
4.0 PLANNING POLICY - 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 2007 contains one policy that is considered specifically 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:
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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".
5.0 REPRESENTATIONS - 5.1 No representations have been received at the time of writing (June 22nd; three days after the end of the consultation period).
6.0 ASSESSMENT - 6.1 The proposed dormer window is similar to other rear dormer windows found on surrounding properties. As such, the principle of dormer windows of this nature in this area has been established. - 6.2 The impact of the proposed dormer on public amenity is suitably limited by its position on the rear elevation of the property, albeit that the proposed white weatherboard finish is considered to be unsympathetic to the dark roofing material in place. However, other dormer windows such as that proposed have also been approved with white weatherboarding, and so it is considered a condition requiring the cladding of the dormer to match that of the roof which would certainly normally be considered in this circumstance - would probably do more harm than good given these other examples in the area. - 6.3 The proposal does not result in undue harm to private amenity as it would sit a comfortable distance from adjacent dwellings.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
22.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
The development hereby approved relates to Plans 01 and 02, both date-stamped as having been received 20th May 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Signed :…………J CHANCE………….. Jennifer Chance Head of Development Management
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