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                                      17/00935/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00935/B Applicant : Mr Neil Cain Proposal : Alterations including the construction of a rear dormer Site Address : The Haven Tynwald Road Peel Isle of Man IM5 1JL

Case Officer : Mr Edmond Riley Photo Taken : 22.09.2017 Site Visit : 22.09.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.10.2017 __

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.

Plans/Drawings/Information;

The development hereby approved relates to Drawings 2017/NC/01 Rev A and 2017/NC/02 Rev A, both date-stamped as having been received 1st September 2017.

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Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of a two-storey, semi-detached dwelling known as The Haven and situated on the northeastern side of Tynwald Road in Peel. It is outside of the town's Conservation Area.

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1.2 The Haven has been substantially extended to the rear and side, and what was once a fairly modest dwelling is now larger than its semi-detached neighbour and offers a mixture of traditional and contemporary elements, including a flat-roofed gully between two rear projecting extensions.

1.3 To the rear of the dwelling is the loop of Tynwald Close, on which are sited additional dwellings. Immediately to the rear is an access lane and a grassed area, which in addition to the rear boundary wall of The Haven separates the Tynwald Close two-storey dwellings from those fronting Tynwald Road.

2.0 DESCRIPTION OF THE APPLICATION 2.1 Full planning approval is sought for the installation of a dormer window in the rear roof plane of the main dwelling. The dormer would have a mono-pitched roof, angled down from the roof apex. It would be finished with painted render to match the existing dwelling, with a polyroof finish to the roof. It would have a single window in its main elevation along with an obscure glazing inlet for a light tunnel.

2.2 Although not stated within the application's description, the installation of the dormer window would result in the loss of a chimney, albeit that this appears to have been capped since no pots are evident.

3.0 PLANNING HISTORY 3.1 The site has been the subject of alterations following the grant of planning approvals in 2011, but has not been the subject of applications since that time.

4.0 PLANNING POLICY 4.1 The site lies within a Predominantly Residential area as zoned on the Peel Local Plan. As such, the application falls to be assessed against the relevant criteria of General Policy 2 of the Strategic Plan.

5.0 REPRESENTATIONS 5.1 Highway Services of the DoI stated the proposal has no interest for them (18.09.2017).

5.2 Peel Commissioners offered no objection on 12.10.2017.

6.0 ASSESSMENT 6.1 Dormer windows can be divisive in terms of the visual impact they have, especially on traditionally styled dwellings, and especially where those dwellings have a semi-detached neighbour where the 'unbalancing' effect of development on one dwelling may affect the appearance of the building as a whole.

6.2 In this case, it is noted that The Haven has undergone significant alteration in the past, some of it judged to be sympathetic and some of it perhaps less so, but it is nevertheless has a clearly defined character independent of its neighbours. Moreover, the dormer roof proposed would fit fairly comfortably with the more contemporary rear context / design of the dwelling. It is noted and welcomed that the visual impact has been kept to a minimum through the use of a sloping roof and through being sited within, rather than at the extremities of, the existing roof because of the situating of the dormer away from the main roof apex and eaves line below.

6.3 It is also noted that the dormer would not be seen from the well-used Tynwald Road, although the Close to the rear is public highway and is also quite well-used by pedestrians meaning that in some ways the views at the rear are more important since people will be able to see the dormer for longer while they are walking rather than in glimpses from cars. In any case, though, the existing context of the dwelling as altered is such as to mean that the visual

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impact is judged acceptable, even despite the slightly unusual impact the dwelling would have overall.

6.4 The additional window is judged to be sufficiently far and / or angled from existing neighbours such as to conclude that there would be no harmful impact on living conditions.

7.0 CONCLUSIONS 7.1 Although in many cases a dormer of this style, design and massing may be resisted, for the reasons given it is judged acceptable in this instance when considered against the relevant policies / paragraphs of the Development Plan.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) Highway Services Division of Department of Infrastructure, and (e) The local authority in whose district the land the subject of the application is situated.

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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 18.10.2017 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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