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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00858/B Applicant : Mrs Danielle Philbin Proposal : Attic conversion to dwelling involving the installation of a dormer window Site Address : 24 Linden Gardens Douglas Isle Of Man IM2 6AB

Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.10.2020 __

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 proposed dormer complies with General Policy 2 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 31st July 2020: o Drawing No.P/918/1 o Drawing No.P/918/ o Supporting Information

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE

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1.1 The application site is the residential curtilage 24 Linden Gardens, Douglas which is a middle terraced two storey property situated to the south west of Linden Grove, opposite the large car park for Shoprite, Victoria Road.

1.2 The dwellings are stepped down in blocks of two with No.24 Linden Gardens having a lower roof ridge that then No.25 & 26 Linden Gardens. There are several properties within this area which have flat roof dormers installed.

THE PROPOSAL

2.1 The current planning application seeks approval to install a flat roofed dormer measuring 3.8m by 1.5m. Which is to be made out of swish white uPVC planking with a white uPVC window measuring 1.8m wide by 0.9m high.

PLANNING HISTORY

3.1 Whilst there are no applications relevant to the proposal on the site there have been applications approved for dormers within Linden Gardens, as below.

3.1.1 PA19/00315/B was for the "Alterations and installation of a rear dormer window," at No.21 Linden Gardens and was approved.

3.1.2 PA18/01099/B was for "Installation of flat roof dormer to rear elevation," at No.36 Linden Gardens and was approved.

3.1.3 PA15/00562/B was for "Installation of dormer to rear elevation," at No.31 Linden Gardens and was approved.

3.1.4 PA13/00368/B was for "Installation of a dormer window to dwelling," at No.26 Linden Gardens and was approved.

3.1.5 PA12/01317/B was for "Installation of a dormer window to rear elevation of dwelling," at No.25 Linden Gardens and was approved.

3.1.6 PA08/00878/B was for "Alterations and creation of dormer window," at No.39 Linden Gardens and was approved.

PLANNING POLICY

4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 3.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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;

4.3 Also of relevance is Paragraph 8.12.1 of the Isle of Man Strategic Plan which 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

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such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (19.08.20).

5.2 Douglas Borough Council has considered the proposal and has no objection (24.08.20).

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are the visual impact of the dormer on the site and the character of the area and whether with the installation of the dormer there is any potential impact on neighbouring amenity. The Residential Design Guidance 2019 has guidance on dormer bungalows within a residential setting stating, "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 non-habitable 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."

6.2 When looking at the proposal it clearly does not fit within the guidance given within the Residential Design Guidance, whilst this would normally mean a refusal it is wise to note that in the first instance the dwelling itself is of no particular architectural merit and of a simple design, and as shown in part 3 of this assessment several of the properties along Linden Gardens have had a dormer installed which means there is already a precedence set by the already approved dormers.

6.3 The proposed white uPVC cladding on the dormer whilst not what would be recommended by the Department though our Residential Design Guidance, matches the already existing dormers to the south of the property at No.25 & 26 Linden Gardens and as such the impact of the dormer on the overall property and streetscene should be minimal.

6.4 When looking at the possible neighbouring impact with regards to overlooking, overshadowing and loss of light or overbearing impact, there is a considerable distance of over 20m from Victoria Avenue and Eastcliffee Recourse Centre. Given this with the existing balconies on the adjacent apartments, overlooking would not be an issue arising from the construction of a dormer such as this. Similarly, due to the location and size of the proposal, any other loss of residential amenity of neighbours would be unlikely.

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CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

INTERESTED PERSON STATUS

8.1 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.

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 above 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: 09.10.2020

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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