Officer Report

Application No.: 17/00215/B Applicant: Mr Kenneth Quirk Proposal: Erection of roof dormer Site Address: 33 Cronk Avenue Onchan Isle Of Man IM3 3DF Case Officer : Miss Abigail Morgan Photo Taken: 18.05.2017 Site Visit: 18.05.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is an existing link-detached one and a half storey dwelling with rooms in the roof situated within a large residential estate. The site has a frontage to the west side of Cronk Avenue from which it is accessed. There are neighbouring dwellings to either side and across the road to the east. There is an access lane at the rear (west). - 1.2 The dwelling is simple in form, with a brown tiled roof and a flat roofed garage to the side, which links to the neighbouring garage, between the two properties are the driveways. - 1.3 The application property stands in cul-de-sac containing a mix of properties, in terms of both materials and styles, some of which have been previously extended with the addition of porches and larger extensions. - 1.4 The application site is bounded by the curtilage of similar property and a detached bungalow and to the rear are two bungalows on Seafield Crescent.

2.0 THE PROPOSAL - 2.1 Proposed here is the erection of a pitched roof gabled dormer window on the northern roof elevation, to be 2.9m (width) x 3m(pitch) 2m (eaves). The dormer is set back from the eaves of the main house by apx 400mm and extends to the ridge of the existing dwelling. - 2.2 The gable and side walls are to be rendered with roof tiles to match the existing dwelling. The window is 1.2m x 1m with frosted glass. The purpose of the dormer is to create an upstairs bathroom.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Onchan Local Plan as Predominantly Residential. As such the following policies are applicable to this development: O/RES/P/21 of the Onchan Local Plan of 2000:

4.66 EXTENSIONS AND ALTERATIONS TO EXISTING RESIDENTIAL PROPERTY WILL GENERALLY NOT BE OPPOSED WHERE SUCH PROPOSALS ARE APPROPRIATE IN TERMS OF SCALE, MASSING, DESIGN, APPEARANCE AND IMPACT ON ADJACENT PROPERTY.

Paragraph 8.12.1 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 such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

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 space 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."

4.0 PLANNING HISTORY - 4.1 98/00763/B - planning approval granted for conservatory and conversion of doorway to window

- PERMITTED

4.2 14/00610/B - Replacement of existing glazed conservatory roof with light weight roof tiles PERMITTED

- 5.0 REPRESENTATIONS

5.1 Onchan District Commissioners recommend that the application is approved. 07.03.2017. - 5.2 DOI Highways- no highways implications. 24.03.2017.

- 6.0 ASSESSMENT

6.1 The main issues in the consideration of this application are firstly the effect of the proposal dormer on the character and appearance of the host dwelling and the surrounding street scene in Cronk Ave; and secondly, the dormer's impact on the living conditions at no 35, the neighbouring property to the north. Character and Appearance - 6.2 The properties on the western side of Cronk Avenue area while of limited architectural merit they have very similar materials and have a uniform layout. The streetscene itself is quite varied ranging from bungalows through to two storey houses. While it could be argued that the proposal could unbalance the property it is considered that the dormer would not be materially detrimental to the dwelling's existing character and appearance. - 6.3 The dormer would be very visible within the street scene, looking from the junction left along Cronk Avene, however it would be viewed within a varied street scene and would not appear out of place and as such would not have a materially harmful effect on the character or appearance of the dwelling, to such a degree to warrant a reason for refusal. Living Conditions - 6.4 The proposed dormer would face onto no. 35's side elevation at an oblique angle, due to the positioning of the two properties, apx 7-8m away. Due to the layout and positioning of the properties in this part of Briarfield Ave there is very limited, if any, existing overlooking from surrounding properties. The proposed dormer would introduce a window where there were none before and it is acknowledged this could afford oblique views into no 33's garden. While this kind of relationship is not uncommon in a suburban location it does not currently exist in this location at such close quarters and could introduce overlooking where none currently exists. - 6.5 The proposed use of the room is intended to be bathroom. Taking into account the above, while generally accepted that bathroom windows would be fitted with obscured glazing a condition

• requiring obscure glazing is considered acceptable in these circumstances and would have the effect of reducing overlooking.
• 6.6 Paragraph 8.1.12 which establishes a general presumption in favour of extensions to existing dwellings the test is that such extensions would not have an adverse impact on adjacent property or the surrounding area, which is the instance in this case.
• 6.7 It is therefore considered that in the particular circumstances of this case the proposed development would comply with the requirements of General Policy 2 (b), (c) and (g) of the Isle of Man Strategic Plan 2016.

- 7.0 RECOMMENDATION

7.1 On the basis of the above the application is recommended for approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and
• (d) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 30.05.2017 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.

• C 2. The proposed dormer window shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.

This approval relates to Location Plan and Drawings 1390.1, 2 and 3 all date stamped received 22 February 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 30.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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