Planning Officer Report

Planning Officer Report And Recommendations {{table:329802}}

Officer's Report

The Site

1. The application site is the curtilage of Dreem Ard, Ballanard Road, Douglas which is a detached single storey dwelling. The main part of the dwelling has a very steep hipped roof with further accommodation within the roof space on two levels. The other part of the house has a lower roof which also has accommodation within it, but this is only on one level. There is a dormer in the front roof slope and also in the rear roof slope, this is in the main part of the dwelling. There are also some roof lights in the front and rear roof slopes.

1. The application site is situated to the western side of the highway, the majority of the properties along Ballanard Road are fairly large and most of them are detached.

The Proposal

1. The application seeks approval for the installation of a dormer window in the rear elevation and the installation of six roof lights in the front elevation and two in the rear. The dormer and roof lights would be to match the existing.

Planning History

1. The most relevant previous application was for the installation of roof lights in 2003, this application was permitted.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. Douglas Corporation has no objections

Assessment

1. The application seeks approval for the installation of a dormer and roof lights. The main issues to consider in the assessment of the application are the impacts on the character and appearance of the street scene and the impacts on the amenities of local residents.
2. There is already a dormer in the front elevation of the property and one in the rear along with a number of roof lights. Given that there is already a dormer in the front elevation and a roof light it is considered that the addition of further roof lights in the front elevation would not adversely affect the character and appearance of the property.
3. Given that there is an existing dormer in the rear elevation it is considered that the installation of another would not adversely affect the character and appearance of the property.
4. Whilst the addition of a flat roof dormer is not the most attractive, given that this would be to the rear and would not be highly visible in the street scene it is considered that the dormer would not adversely affect the street scene.
5. In terms of impact on the amenities of local residents, given that the property does not directly overlook any neighbouring properties and the dormer and roof lights would be installed in an area which would not overlook any properties it is considered that the proposal would not adversely affect the amenities of the local residents.
6. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the installation of dormer window and additional roof lights as shown in drawings Location Plan, 1, 2, 3, 4, 5, 6 and 7 received 16th November 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 28/12/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager