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15/00754/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00754/B Applicant : Mr Steve Marsland Proposal : Installation of a dormer to rear elevation Site Address : 4 Thornton Avenue Douglas Isle Of Man IM1 4NU
Case Officer : Mr Jason Singleton Photo Taken : 30.07.2015 Site Visit : 30.07.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application is the residential curtilage of 3 Thornton Avenue Douglas. The property is a two storey semi-detached dwelling located to the south side of Thornton Avenue.
THE PROPOSAL 2.1 Proposed is the installation of a dormer on the rear roof pitch to create a new bedroom for the dwelling at second floor level, which is currently the roof space. The proposal would bring the total number of bedrooms within the dwelling to 4. The proposed bedroom would be accessed by means of a new staircase from first floor level and this staircase is proposed to be located within what is currently part of an existing bedroom. The proposed dormer would be the window to the new bedroom.
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. However the neighbouring property which forms part of the semi-detached has been subject on one application that is considered relevant to this application;
PA 10/00269/B - Creation of a dormer window to dwelling house. Approved
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as "Predominantly Residential" under the Douglas South Local Plan 1998. The site not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policies of The Isle of Man Strategic Plan (20th June 2007) states;
4.3 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; (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;
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15/00754/B
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(g) does not affect adversely the amenity of local residents or the character of the locality;
REPRESENTATIONS 5.1 No representations were received at the time of writing.
ASSESSMENT
6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area.
6.2 The proposed dormer would match the existing dwelling in terms of the roof pitch and height, the type of tiles to be used, the painted timber fascia and soffit, the rainwater goods and the rendering. The window itself will be white uPVC to match the existing. The proposed window is similar in size and style to the existing bedroom window below at first floor level.
6.3 The dormer will look out towards an access road to the rear of the property and then over an area of Offices in Parkland. The access road is not a through road and is used by the residents of Thornton Avenue for parking and also by employees of the office buildings off Peel Road as access to their car parking. The dwellings on Thornton Avenue form an identifiable group of semi-detached homes with a similar style, marked mostly by their clay tiled roofs. This dormer will use tiles to match the existing and therefore will not be detrimental to the character of the area in this way. This dormer is not the first to be created in Thornton Avenue, as a neighbouring property has an existing flat roof dormer.
6.4 The rear elevation is located on a quiet access road and trees help to screen the site from view of Peel Road. When approached from Belmont Hill, the site is largely hidden from view by the adjacent property 1 Thornton Avenue. Numbers 1 and 2 Thornton Avenue are semi-detached dwellings which are located at a right angle to the remaining properties in the row and number 1 is positioned forward of the building line of the rear of the other properties, helping to screen the site from view.
6.5 It is recognised that the proposed dormer would balance the appearance of the rear elevation of the two semi-detached properties and is not considered to be of an adverse effect as to warrant refusal of this application.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policies 2, of the Isle of Man Strategic Plan 2007
INTERESTED PERSON 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:
Permitted Date of Recommendation: 05.08.2015
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15/00754/B
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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. All external facing materials to be used shall match those of the existing building in respect of type, colour and texture.
Reason: In the interests of the character and appearance of the site and surrounding area
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This approval relates to the drawings reference numbers 1PTA-178-01 and PTA-178-02 all date stamped as received 7th July, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 06.08.2015
Determining officer
Signed :...M GALLAGHER..
Michael Gallagher
Director of Planning and Building Control
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