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16/00783/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00783/B Applicant : Mr David & Mrs Bernardete Moughtin Proposal : Alterations, replacement of existing single dormer with a double dormer and creation of a roof terrace to dwelling Site Address : 36 Demesne Road Douglas Isle of Man IM1 3DY
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 36 Demesne Road, Douglas. The property is a mid-terrace, three storey building on the north western side of Demesne Road, Douglas. The site also lies within Woodbourne Road Conservation Area.
THE PROPOSAL 2.1 Proposed are the replacement of a single dormer on the south east (front) elevation with a double dormer with a pitched roof above and the creation of a roof terrace to the north west (rear) elevation off the second floor landing.
PLANNING HISTORY 3.1 This 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.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan Order 1998. As previously mentioned, the application site also lies within the Woodbourne Road Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that 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;
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."
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16/00783/B
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4.3 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
REPRESENTATIONS 5.1 Douglas Borough Council and Highways Services have no objection (15/08/16 & 18/08/16)
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 existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 Within the street scene there is a strong presence of dormer windows of various sizes and designs. Some are traditional, featuring pitched roofs and echoing the ornate rendering of the lower floors and some flat roof dormer conversions. The majority remain subordinate to the roof-scape and the proportions tend to be centrally aligned between the chimneys of the property. In this instance, the proposed dormer would be subordinate to the main roof and is considered appropriate for the property in terms of design, form and scale without affecting the character and appearance of the property or that of the terrace.
6.3 Turning to the rear flat roof terrace, the removal of the pitched roof and the creation of a flat roof terrace could lead to overlooking to properties at the sides and directly to the rear. The drawings show a 2.2m high wall on all three sides which would prohibit and loss of privacy or amenity for the neighbouring properties. Whilst the design of this would be finished to match the rear of the property it would be a massing of walling with no breaks or reveals. Being towards the rear of the property, the proposal would not readily be visible from the general street scene of Demesne Road and in this instance would not be considered to be detrimental to the surrounding area or street scene.
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 2016 and is recommended for approval.
INTERESTED PERSON STATUS 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
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16/00783/B
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Date of Recommendation: 25.08.2016
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 drawings submitted on 8th July 2016 referenced; 16/0282/01; 16/0282/02; 16/0282/03.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 15.09.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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