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15/01206/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01206/B Applicant : Mr Fredrick & Mrs Fenella Gray Proposal : Installation of a dormer extension to dwelling Site Address : 13 Ballakneale Avenue Port Erin Isle Of Man IM9 6ND
Case Officer : Mr Edmond Riley Photo Taken : 10.11.2015 Site Visit : 10.11.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site forms the residential curtilage of 13 Ballakneale Avenue, Port Erin, which is a detached dormer bungalow located on the southern side of Ballakneale Avenue and west of Ballakneale Close. Within the roof space are three bedrooms, provided with natural light via gable windows and a rear, flat-roofed dormer window. At the time of the site visit, the dwelling was advertised for sale.
1.2 The streetscene comprises primarily detached bungalows and detached dormer bungalows, although dwellings of fully two storeys in height or with a mixture of dormer styles can also be found within the area.
1.3 The housing estate is sited on land which slopes gently downwards from the northern side of the estate to the south, meaning the site sits slightly lower than the highway on which it sits.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the installation of a dormer window in the front elevation. The roof would slope down slightly from the roof apex but would be flat; it would have two windows and a rooflight, and would provide for a box room and bathroom at first floor, to accompany the bedrooms already present. The dormer would be clad in uPVC timber effect horizontal cladding throughout but for a small render panel between the two windows.
3.0 PLANNING HISTORY
3.1 PA 12/00393/B sought approved for "alterations, erection of extensions, replacement of garage door with a window, widen existing vehicular access and creation of a second vehicular". This was approved.
3.2 Although there have been other applications on the neighbouring dwellings, it is not considered that any of these are material to the determination of the current application.
4.0 DEVELOPMENT PLAN
4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Area Plan for the South. The site is not within a conservation area; as such, General Policy 2 and Paragraph 8.12.1 of the Strategic Plan contain the relevant policy and supporting text wording.
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15/01206/B
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5.0 REPRESENTATIONS
5.1 Port Erin Commissioners initially requested a decision be deferred pending their consideration of the application, which could not take place until 8th December 2015. Following this, they resolved to support the application in correspondence received 9th December 2015.
5.2 Department of Infrastructure Highway Services indicate that they do not oppose the application (09.11.15).
6.0 ASSESSMENT
6.1 Dormer windows can be divisive in terms of the visual impression that results from them. Moreover, the introduction of windows in a position on an elevation where, at present, none exist can also impact on neighbouring living conditions.
6.2 However, in neither respect is the proposal considered to have an unduly harmful impact. The streetscene offers a number of similar extensions and that which is proposed is proportionate to the existing dwelling. It would sit well below the roof apex and would be less than 50% of the width of the dwelling. In this, the visual impact would be suitably limited. However, a condition requiring that the cladding of the dormer be a similar colour to that of the roof would not be inappropriate, and the agent has agreed to this. Such a condition, and especially one that require the submission of a colour sample, is appropriate in this instance as the dormer window proposed here would have less glazing than those elsewhere in the streetscene and so could appear to be more visually dominant as a result. A condition to this effect is recommended accordingly.
6.3 In terms of the impact on neighbouring living conditions, the only dwelling that could be said to be materially affected in any way would be no.7, opposite, and the dwellings are some 23m from one another. It is noted that no.7 sits noticeably higher than no.13. As such, it is not considered that there would be any harmful overbearing impacts or loss of privacy resulting from the proposal.
7.0 RECOMMENDATION
7.1 For the reasons set out above, the application is concluded to be acceptable and is therefore recommended for approval subject to the condition discussed.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o The Highways Division of the Department of Infrastructure; and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.12.2015
Conditions and Notes for Approval:
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15/01206/B
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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 external wall finish to the dormer extension hereby approved shall be finished with a grey- brown colour to match the existing roof unless otherwise agreed in advance with the Department. A material and / or colour sample of the external wall finish to the dormer extension hereby approved shall submitted to the Department for its written approval prior to the external wall being cladded or coloured as appropriate.
Reason: In the interest of the character and appearance of the site relative to the surrounding streetscene.
The development hereby approved relates to the plans carrying the following reference numbers, all date-stamped as having been received 2nd November 2015: 010, 020, 030, 050 Rev 1 and 060.
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: 22.12.2015
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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