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15/01044/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01044/B Applicant : Mr Patrick & Mrs Sarah Greene Proposal : Alterations and installation of two roof lights and a dormer window to dwelling Site Address : 24 Albany Street Douglas Isle of Man IM2 3LE
Case Officer : Mr Jason Singleton Photo Taken : 08.10.2015 Site Visit : 08.10.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 24 Albany Street, Douglas, a mid-terrace, two storey property, located within the Selborne Drive conservation area. There is unique detailing on the fronts of the terrace around all the apertures and decorative eaves design which are pronounced and painted white. The rear of the property is accesses by a service lane which serves the terraced properties on either side.
1.2 The street scene is characterised with each property defined via a rectangular bay window with sliding sash windows at first floor level. The front boundary of the property is defined via a low brick wall with stucco profiled capping and simple cast iron railings atop.
1.3 To the rear of the properties is an access lane wide enough for a vehicle that bisects the Selborne conservation area from the Woodbourne Road Conservation area. The lane serves the rear of the properties, where some garages remain and the rear elevations of the properties have been extended over the years in various fashions.
THE PROPOSAL 2.1 Proposed is a loft conversion on the rear elevation by the creation of a dormer roof on the North East elevation and the installation of two roof lights (dimensions). On the South West Elevation it is proposed to install of two roof lights (dimensions).
2.2 The dormer would measure 0.0m wide and would stand 0.0m high with a flat roof, being slightly lower than the ridge tile. The face of the dormer would be set back around 1.0m from the rear elevation and would feature one windows 1mx0.5m proportionally centred within the elevation serving a new bathroom and stairwell access into the roof space. The proposed dormer would give sufficient headroom in the existing roof space to provide an additional bedroom and bathroom. The cheeks and face of the dormer are to be finished with a smooth render and painted to match the finish of the house.
PLANNING HISTORY 3.1 09/00189/B - Re roofing and re rendering works and installation of a velux window. Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is predominately residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site falls within the Selborne Drive Conservation Area.
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15/01044/B
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4.2 The Isle of Man Strategic Plan 2007 contains two policies which are 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: (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 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
REPRESENTATIONS 5.1 Highway Services do not object (26/10/15)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the Conservation Area, (ii) the impact of the proposal upon the amenities of the neighbouring properties
6.2 The site is within the Selborne Conservation Area and therefore any alterations to the property should be mindful of this designation. Any proposal should either preserve or enhance the character and appearance of the Conservation Area. Roof space conversions are common in this residential area and the vast majority have been undertaken without the addition of dormer roof conversions but by the utilisation of velux type window to provide more lights to this space.
6.3 From the site visit, there is a strong presence of uniformity within the street scene particularly the fronts of the property which forms an important feature of the terrace and makes a significant contribution to the street scene and that of the Conservation Area. There is evidence of narrow width dormers with a pitched roof, essentially a gable fronted dormer which can be seen on the fronts of some of the properties along Albany Street and on some of the rear elevations of the properties along Woodbourne Road which backs onto the application site.
6.4 The proposed dormer on the rear would be of a fairly modern design but somewhat in keeping with other examples on the rear elevations. Even though the rear elevation would be visible from Albany Road it is clear in its orientation and does not form part of the characteristic street scene as the front does.
6.5 The introduction of a rear dormer could be perceived to be overlooking towards the neighbouring property to the rear. However this area being a stairwell would not result in any adverse impact on the neighbouring dwellings to the rear.
6.6 Given that the proposed dormer would not be highly visible within the Conservation Area it is considered that the proposal would not have an unduly negative impact upon the character and appearance of the property, street scene or Conservation Area in general.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
INTERESTED PERSON STATUS
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15/01044/B
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8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.02.2016
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.
This approval relates to drawing reference numbers; 01; 02 date stamped 15th September 2015 and drawing reference number 03A date stamped 3rd February 2016.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 16.02.2016
Determining officer
Signed : M GALLAGHER
Michael Gallagher
Director of Planning and Building Control
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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15/01044/B
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