DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00415/B Applicant: Mr Daniel Wilson Proposal: Loft conversion into bedroom with rear dormer Site Address: 14 Inner Circle Douglas Isle Of Man IM2 5BE Planning Officer: Mr Paul Visigah Photo Taken: 29.06.2023 Site Visit: 29.06.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.06.2023

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposal is considered to be in accordance with General Policy 2 and Strategic Policy 3(b) of the Isle of Man Strategic Plan 2016, and the principles promoted by the Residential Design Guide 2021, in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information; This decision relates to the documents and plans received 4 April 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 14 Inner Circle, Douglas which is a pitched-roof two-storey semi-detached dwelling located on the western side of the Inner Circle cul-de-sac, which connects with Bray Hill and is opposite of Lancaster Road. - 1.2 The streescene is characterised by similar 1970/1980's dwellings which offer similar architectural styles, with most presenting either grey roof tiles with hipped roof or red roof tiles with gable ends, although the dwellings within the section of the cul de sac within which the property sits all have red roof finishes with gable ends. - 1.3 There are rooflights within the streetscene although majority are situated on the rear roof plane. Only one dwelling, No.7 has a dormer on the rear roof plane and this is a considerably large dormer which dominates the roof plane.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Loft conversion into bedroom with rear dormer. This flat roof dormer would be built off the existing roof structure, will be set back from the roof gable by 3m (about 1.4m from the main roof mid-section) and would be 430mm below the existing roof ridge. The dormer which would be 2.5m wide would be about 1.8m tall from the top of its flat roof to where its base meets the main roof. These works will provide better lighting to the bedroom and landing on the roof space. The dormers would feature white UPVC windows to match the existing windows on the dwelling and the dormer walls will be finished externally in painted smooth render to match existing dwelling. - 2.2 Additional works would involve the installation of two new rooflights on the front elevation of the dwelling. These roof lights would be velux rooflights.

3.0 PLANNING POLICY - 3.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East - Map 4 - Douglas. The property is not within a Conservation Area or a Flood Risk Zone. Given the nature of the proposed development and the land use designation of the property, the following parts of the Strategic Plan are vital for consideration: - 3.2 General Policy 2: "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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

3.3 Section 8.12.1 focused on Extensions to Dwellings in built up areas or sites designated for residential use states thus: "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". - 3.4 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.

4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and

householder extensions". Sections 2.0 on sustainable construction, 4.10 on Dormer Extensions, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.

5.0 PLANNING HISTORY - 5.1 A recent application for Conversion of attic to bedroom with installation of a rear dormer and the removal of rear chimney stack with associated works under PA 22/00621/B was refused on 12 September 2022. Whilst the proposal made alterations to the previously refused scheme by removing the front dormers which were previously proposed for the front elevation and replacing them with roof lights, the scheme was still considered to have adverse visual impacts on the existing property on site. The reason for refusal states thus: R1. "The design, scale, massing and siting of the proposed dormer is considered to be incongruous with the appearance of the existing dwelling. Therefore, it is concluded that the proposal does not accord with General Policy 2 (b & c) of the Isle of Man Strategic Plan, and the principles of the Residential Design Guide". - 5.2 PA 22/00005/B, which was for, "Conversion of attic space to bedroom with front and rear dormers and associated works" was previously refused for the following reasons: "The design does not fit in with the house itself nor with the other houses on the same street. It is considered to have a negative impact on the character and streetscene of the area and so be contrary to General Policy 2 of the Strategic Plan and the Residential Design Guide." - 5.3 The other application for the site which was for Erection of a pitched roof over garage under PA 08/00857/B for Erection of a pitched roof over garage, which was approved in July 2008 is not considered relevant to the current proposal.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 7 April 2023. - 6.2 Douglas Borough Council have no objection to the application (12 May 2023) - 6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT - 7.1 The main issues to consider in the assessment of this planning application are:

• a. The Impact on the character and appearance of the site and Locality (GP2 b, c, g; STP

3b & RDG 2021); and

• b. Impact on neighbouring amenity (GP2, g & RDG 2021)

- 7.2 CHARACTER AND APPEARANCE

• 7.2.1 In terms of impacts of the proposed works on the existing dwelling, it is considered that the proposed changes to the dwelling proposed within the current scheme are of a scale and form that would fit seamlessly with the character and appearance of the existing dwelling and site, and would not detract from the overall appearance of the existing property. Whilst it is noted that dormers are not a common feature on the dwellings here, the design, siting, form and size are all appropriate to this property and would be an acceptable form of development. More so, the external works are judged to be easily integrated into the existing built fabric on site and as such considered to accord with the requirements of General Policy 2 (b).
• 7.2.2 The above assessment are also reinforced by Paragraphs 4.10.4 to 4.10.6 of the Residential Design Guide, which seeks to provide clarity to elements of the Strategic Plan, particularly those that relate to design as the dwelling could be classed as a modern property,

• the position is to the rear where it would not be particularly prominent on the dwelling, and the size and proportion are also considered appropriate relative to the size of the existing roof, with the dormer having a balanced position within the roof plane. Additionally, the dormer would be set back considerably from the eaves and gables, ensuring it sits well within the roof plane.
• 7.2.3 In assessing the visual impacts of the proposed dormer on the character of the streetscene, it is noted from a review of the streetscene that the properties are not traditional and are relatively modern properties which would make it easier for flat roofed dormers to be integrated within their fabric, albeit, dormers are not a common feature with their only being one previously within the cul-de-sac, which is to the rear of No.7 Inner Circle. Whilst this dormer is large and not in keeping with the dwelling the application was approved in 2009 and as such precedes the Isle of Man Strategic Plan and in turn The Residential Design Guidance 2021.
• 7.2.4 In the case of the current proposal, the rear dormer would not appear as an intrusive or unacceptably tall alteration to the building, with proportion and scale considered to be appropriate for the existing dwelling. Moreover, its position at the rear of the dwelling and at a part of the locality where the rear gardens have significant mature landscaping would also ensure it is not particularly noticeable within the streetscene of Inner Circle or High View Road which offers views to the rear of the properties within Inner Circle.
• 7.2.5 With regard to the installation of the velux rooflight to the front elevation, these are not considered to detract from the overall character of the streetscene, with rooflights also becoming more common in residential properties and there currently being Permitted Development available for such works, although relevant conditions apply.
• 7.2.6 Based on the foregoing, it is considered that the proposed development would be acceptable when judged against the residential context of the site, the age and appearance of the dwelling which is fairly modern, and the nature of the boundary treatment of the rear gardens in the locality. The proposal is, therefore, judged to comply with the requirements of General Policy 2 and Strategic Policy 3(b) of the Strategic Plan.

7.3 The potential impacts upon the neighbouring properties

• 7.3.1 In terms of the potential impacts upon neighbouring amenities the dwellings most likely to be impacted by the development (in terms of potential overlooking) would be Nos. 16 and 18 High View Road, given the orientation of the rear of these dwellings relative to the position and orientation of the proposed rear dormer. However, the rear windows to these abutting dwelling are over 25m away from the dormer window, with 'Braemar' 16 High View Road set at 40.4m and 'Lyncroft' 18 High View Road set at 43.4m; thus diminishing any impact for overlooking.
• 7.3.2 Whilst the proposal would introduce a new window at a position set higher than the existing first floor windows at the rear which would offer elevated views towards the rear garden of 'Braemar' 16 High View Road, it is not uncommon to have some levels of overlooking of rear gardens for the properties here, due to the predominance of two storey dwellings and the changes in topography between the properties on High View Road and Inner Circle. It is also considered that there is a tree set at the north-eastern edge of the rear garden of 'Braemar' 16 High View Road which would serve to limit the views from the proposed dormer window. Besides, the dormer window would serve a secondary habitable room (bedroom) where views from the window towards the garden would be considerably infrequent.
• 7.3.3 With regard to overlooking views towards the rear garden of 'Lyncroft' 18 High View Road, it is considered that this garden is covered in very dense mature landscaping (trees and shrubs) which completely screen views towards this garden.

• 7.3.4 Based on the foregoing, it is considered that although some levels of overlooking of the rear garden of 'Braemar' 16 High View Road would occur, it is not considered that this impacts would be sufficient to warrant refusal of the scheme for the reasons that have been articulated above. As such, it is considered that the proposed development would constitute an acceptable development in the current case.

8.0 CONCLUSION - 8.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area, or neighbouring amenities. The changes are also considered to overcome the concerns with the previous application where refusal was recommended due to the general appearance of the rear dormer. It is, therefore, recommended that the application be approved.

9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

9.2 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 4(2) 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 07.07.2023 Determining officer

Signed : A MORGAN Abigail Morgan Principal Planner

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