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                                      20/01503/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01503/B Applicant : Mrs Danielle Philbin Proposal : Attic conversion to dwelling involving the installation of a dormer windows (amendment to PA 20/00858/B) Site Address : 24 Linden Gardens Douglas Isle Of Man IM2 6AB

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 10.02.2021 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. General Policy 2 of the Strategic Plan requires that development has an acceptable impact on the surrounding area and this is further guided by the Department's Residential Design Guidance adopted in July 2019. This clearly presumes against flat roofed dormers which do not follow the style and design of the buildings to which they would be attached, particularly where the works would be publicly visible. In this case, the flat roofed dormer to the front of the property would be visible from Linden Gardens and appear as an incongruous addition to the existing dwelling, in addition to being harmful to the character and appearance of both the site and the wider area. The proposed front dormer is therefore contrary to GP2b, c and g. __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the residential curtilage 24 Linden Gardens, Douglas which is a middle terraced two storey property situated to the south west of Linden Grove, opposite the large car park for Shoprite, Victoria Road.

1.2 The dwellings are stepped down in blocks of two with No.24 Linden Gardens having a lower roof ridge that then No.25 & 26 Linden Gardens. There are several properties within this area which have flat roof dormers installed.

THE PROPOSAL

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                                      20/01503/B                                     Page  2  of  4

2.1 The current planning application seeks approval to install a flat roofed dormer to both the front and the rear of the property.

2.2 The dormer to the rear of the property will measure 3.8m by 1.5m and is to be made out of swish white uPVC planking with a white uPVC window measuring 1.8m wide by 0.9m high.

2.3 The dormer to the front of the property will measure 3.8m by 1.4m and is to be made out of swish grey uPVC planking with a white uPVC window measuring 1.8m wide by 0.9m high.

PLANNING HISTORY 3.1 The previous planning application for the property is the most relevant and was PA20/00858/B and was for "Attic conversion to dwelling involving the installation of a dormer window" which was Permitted.

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 3

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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: 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; g) does not affect adversely the amenity of local residents or the character of the locality;

4.3 Also of relevance is Paragraph 8.12.1 of the Isle of Man Strategic Plan which 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."

4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

REPRESENTATIONS 5.1 Highway Services have considered the application and do not oppose (12.01.21).

5.2 Douglas Borough Council have considered the proposal and have no objection (6.01.21).

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the visual impact of the dormer situated to the front of the property on the site and the character of the area and whether with the installation of the dormer whether there are any potential impacts on neighbouring amenity.

6.2 In the first instance the dormer to the rear has been assessed and approved in PA20/00858/B. Whilst the proposed dormer itself did not comply with The Residential Design Guide 2019 and in turn General Policy 2 it is relevant to note that there were already several dormers within the rear of the properties to this end of Linden Gardens which set a president. The proposed dormer could not be seen readily from a public vantage point and did not cause any further impact on the neighbouring amenity of the neighbouring properties.

CHARACTER AND APPEARANCE

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                                      20/01503/B                                     Page  3  of  4

6.2 Turning to the proposed flat roof dormer on the front of the property it is relevant to note that flat roofed dormers are not generally welcomed positive additions to a roof but can be considered acceptable where the dormer is of modest size and does not completely change the character of the property in question.

6.3 The Residential Design Guidance 2019 has guidance on dormer bungalows within a residential setting stating, "4.6.1 Dormer extensions are often problematic as they can adversely affect the character and appearance of both the individual property and the wider streetscene. Unless they are for non-habitable rooms such as bathrooms with obscured glazing, they can also create overlooking. They are unlikely to be supported where they are publically visible, unless they already form a positive characteristic of the property or streetscene.

4.6.2 There are various types, and applicants should consider which is most appropriate for their house. Traditional properties should avoid having flat roof dormers, as pitched roofed dormers may be more appropriate. Flat roofed dormers can appear as clumsy additions to a roof pitch if they are overly long or tall, or if they are as tall as the ridge. Therefore they are only generally appropriate on more modern properties (1960/70's bungalows) and/or properties where the area is characterised by houses with flat roofed dormers. Finishing the front and cheeks of the dormers in a tile or tile like material can reduce this impact.

4.6.3 The position within the roof plane, size and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned. Therefore, dormers that would be as wide as the house and run flush or close to the elevations/roof ridge of the house will not normally be supported."

6.4 When looking at the proposed dormer whilst it is set slightly down from the roof ridge and away from the boundary with the neighbouring properties and small in stature, the dormer can clearly be seen from the main road of Linden Gardens and would result in an eye-catching feature as the only dormer within the front elevations of Linden Gardens.

6.5 It is therefore considered that the installation of a dormer to the front elevation would have a negative impact on the character and appearance of the application dwelling, as well as the overall streetscene.

NEIGHBOURING AMENITY 6.6 When looking at the possible neighbouring impact with regards to overlooking, overshadowing and loss of light or overbearing impact. No.24 Linden Grove is situated just slightly opposite to the junction to Linden Grove which means that the likelihood of neighbouring amenity being affected by the works is minimal.

CONCLUSION 7.1 In summary, whilst the rear dormer is acceptable due to its location away from a public vantage point and due to the president already set via other dormers within this section of Linden Gardens, the proposed dormer to the front of the property would be out of keeping with the design of the area and would be of detriment to the street scene of Linden Gardens. The dormer to the front elevation does not accord with General Policy 2 of the Isle of Man Strategic Plan in relation to its likely adverse impact on the character and appearance of the area and for this reason the proposal is recommended for refusal.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;

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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Refused Date: 11.02.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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