Planning Officer Report

Application No.:	12/01666/B
Applicant:	Mrs Bryony Friar
Proposal:	Installation of four dormers and two roof lights and erection of a replacement conservatory
Site Address:	The Rowans
Main Road
Kirk Michael
Isle Of Man
IM6 1AH

Officer's Report

The Site

1. The application site is the curtilage of The Rowans, Main Road, Kirk Michael which is a single storey detached bungalow situated to the western side of the highway. The neighbouring properties are also single storey with dormer accommodation in the roof space. Further to the south there are some two storey dwellings. The garage is at a right angle to the road and adjoins the bungalow. There is an area of hard standing to the front and a large garden to the rear. There is also an existing lean-to conservatory to the rear of the garage which adjoins the side elevation of the bungalow.

The Proposal

1. The application seeks approval for the alterations and extensions to the property. The alterations include the installation of replacement windows in the front elevation and the replacement of the windows in the side elevations.

1. Also proposed is the installation of three pitched roof dormers in the front elevation and one pitched roof dormer in the rear elevation.

1. Also included are the demolition of the existing conservatory and the erection of a replacement conservatory which would have a rendered dwarf wall with glazing above.

Planning History

1. There are no recent previous planning applications.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the Kirk Michael Local Plan 1994 it is also within the Kirk Michael Conservation Area 2006. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 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;

Case Officer:	Miss Laura Davy
Photo Taken:	03.01.2013
Site Visit:	03.01.2013
Expected Decision Level:	Officer Delegation

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; and n) Is designed having due regard to best practice in reducing energy consumption.

8. Environment Policy 35

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.

Consultations

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.
2. Michael Commissioners has no objections.

Assessment

1. The application seeks approval for alterations and extensions to the property including the installation of dormers in the front and rear and the erection of a replacement conservatory. The main issues to consider in the assessment of the application are the impacts on the amenities of local residents and the impact on the character and appearance of the Conservation Area.
2. The proposed dormers in the front elevation would be finished with a pitched roof; it is considered that the dormers would add interest to the front of the property and are considered to be more attractive than the flat roof dormers which are on the adjacent properties.
3. The replacement conservatory to the side of the property would also be an enhancement over the existing lean-to conservatory and whilst it would be an enhancement, the conservatory would not be visible from the main public thoroughfares and therefore would not impact on the Conservation Area.
4. The window alterations to the front are again also considered to be an enhancement.
5. A number of other properties in the street scene have dormers in the front elevation, some are flat roofed and others are pitched. It is therefore considered that the installation

of dormers would be in keeping with the character and appearance of the Conservation Area and the pitched roof dormers would be an enhancement over the flat roof dormers in the street scene.

1. The properties to the rear of the application site are considered to be of a sufficient distance so that the proposal would not result in undue overlooking. It is considered that the proposed conservatory would not increase the impact of overlooking to the neighbouring property at the side as it would be similar is siting and size as the existing.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Michael Commissioners 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.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 21.01.2013

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 alterations, installation of four dormers, two roof lights and erection of conservatory as shown in drawings 12/0130/01, 12/0130/02, 12/0130/03 12/0130/04 and 12/0130/05 received 18th December 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 : 24/1/13

Determining officer (delete as appropriate)

Signed : A. K. O. R. Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager