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15/00231/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00231/B Applicant : Mr & Mrs Sybrand Van Den Berg Proposal : Installation of roof dormers to provide additional living accommodation Site Address : 59 Cronk Ny Greiney Douglas Isle of Man IM2 5LH
Case Officer : Miss Melissa McKnight Photo Taken : 11.03.2015 Site Visit : 11.03.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of 59 Cronk Ny Greiney, a single storey detached dwelling located on the northern side of Cronk Ny Greiney, Douglas.
1.2 Neighbouring the application site to the west is No. 60 Cronk Ny Greiney and to the east is The Pines. Cronk Ny Greiney and other nearby roads; Slieau Dhoo and Reayrt Carnane are predominantly characterised by single storey dwellings. Further east of the application site is Dreeym Beary, the predominant property is two storey.
2.0 THE PROPOSAL
2.1 The current planning application seeks approval for the installation of a flat roofed dormer to the front and rear roof slope.
2.2 The dormer to the front roof slope would project 7.3 metres from the ridge of the dwellinghouse and would have a width of just less than 12.6 metres; almost 1 metre less than the full length of the roof slope. As previously mentioned the dormer would have a flat roof with a maximum height of just less than 2 metres above the roof slope.
2.3 The rear dormer would project 1.6 metres from the ridge of the dwelling, have a width of just less than 3.6 metres and height of just less than 2.4 metres.
2.4 The faces of both dormers would be finished with a smooth render to match the main dwelling with a zinc metal standing seam to the roof.
3.0 PLANNING HISTORY
3.1 The application site has not been the subject of any previous planning applications.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential under the Douglas Local Plan 1998.
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15/00231/B
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4.2 In terms of Strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant 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: (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; and (n) is designed having due regard to best practice in reducing energy consumption."
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."
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has no objection to the current planning application (27/03/2015).
6.0 ASSESSMENT
6.1 General Policy 2 requires that development does not adversely affect the character of the surrounding landscape or townscape. It also requires that development does not adversely affect the amenity of local residents or the character of the locality. Paragraph 8.12.1 advises that there will be a general presumption in favour of extensions to residential properties where this would not have an adverse impact on either adjacent property or the surrounding area in general.
6.2 As the development proposes two dormers on different roof slopes, it is felt necessary to assess the impact of each one separately, starting with the rear dormer.
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15/00231/B
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6.3 Bounding the application site with No. 60 Cronk Ny Greiney and The Pines is tall hedging and trees. The proposed development would introduce glazing at a first floor level where there is currently none. The windows in the dormer would serve a stair case and landing neither of which are considered to be principal rooms where one would spend the majority of their time as you would in a living room for example. The windows would be approximately 8 metres from the boundary with both neighbouring dwellings.
6.4 On assessment, it is considered that the dormer would not be of a scale to appear unduly overbearing and the fact that the windows would not be serving principal rooms it is not considered that there would not be any significant level of overlooking from the dormer window to warrant a refusal.
6.5 Turning to the dormer proposed to the front roof slope. There is significant concern of the appearance of the flat roofed dormer which is considered would have a detrimental impact upon the appearance of the existing property and area. Dormer accommodation should be subordinate to the roof they sit within. This proposal would extend to almost the entire width of the roof plain and it is not considered it would be subordinate.
6.6 The appearance of the proposed development from the highway is considered to be unduly out of keeping within the locality. The proposed dormer would introduce a prominent and incongruous feature into the street scene and would be detrimental to the visual amenity of the locality and fails to satisfactorily respect the character of the area.
7.0 RECOMMENDATION
7.1 By reason of the size, design and positon of the proposed dormer to the front roof slope, the proposal fails to accord with the provisions of General Policy 2 and as such is recommended for refusal.
8.0 PARTY 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:
Refused Date of Recommendation:
09.04.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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R 1. The dormer, given its design, size and positon would result in a detrimental impact upon the visual amenities of the individual property and the street scene when viewed from Cronk Ny Greiney and Dreeym Beary, accordingly, the proposal would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007.
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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Head of Development Management/ Senior Planning Officer.
Decision Made : Refused
Date : 10.04.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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