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The site is the curtilage of an existing building situated between Arbory Street and Farrant's Way. The property is a three storey property which is stone faced onto Arbory Street and rendered to Farrant's Way. The windows are sliding sash and there is a rooflight in the pitch facing Arbory Street and two in the pitch facing Farrant's Way. The property is traditional in character and with two substantial stacks - the southern one contained with the roof of the application property and the northern stack shared with the property to the north - 35, Arbory Street.
The rear elevation is easily visible from Farrant's Way amid a terrace of similarly sized properties which have a mixture of timber framed sliding sashes and plastic framed casements, some with vertical glazing bars. Most of the adjacent properties have rooflights, the properties to the south east having flat roofed dormers with white painted rendered cheeks and walls.
The Arbory Street elevation is one of two adjoining stone fronted properties within a streetscene of otherwise largely rendered properties. The two dwellings to the south east are brightly coloured in terms of the window surrounds, quoins and string course. There is an eaves level dormer on number 31 which screens the front pitch of the application property from view from the south east.
The site lies within an area designated as residential on the Local Plan of 1990 and the draft Southern Area Plan of 2011. The site also lies within Castletown's Conservation Area.
Proposed is the installation of a pitched roofed dormer in the Arbory Street pitch and new sliding sash timber windows. In the rear it is proposed to install a pair or pitched roofed dormers with link piece to create more head room, the replacement of a door with two new windows, all windows to be replaced with plastic framed casements.
As the property lies within a Conservation Area, Environment Policy 35 is applicable which states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provisions of Planning Policy Statement 1/01.
Planning permission was granted for the installation of replacement patio doors in the rear elevation under PA 08/0219. A pedestrian gate and access was permitted under PA 07/1072, rooflights were relocated and the rear elevation rendered over under PA 02/1641 and the property was converted to a dwelling house from an office under PA 95/0232.
Highways and Traffic Division indicate that they do not oppose the application.
The proposed works at the rear will not be out of keeping with the existing streetscenes given the existing dormers and plastic framed windows.
The front dormer will be seen in the streetscenes by anyone looking up along the roofscape of Arbory Street although the dormer will be set back further than that on 31 and largely screened from view by this existing dormer from the view from the south east. From the north west, the side of the dormer will be visible but there are other dormers in the streetscenes as viewed from here. As such it is considered that the proposed works will not adversely affect the appearance or character of the area.
The local authority 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.
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.
Recommended Decision: Permitted
Date of Recommendation: 15.04.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 and extensions shown in drawings GA1A, GA2 and PA1 and the location plan all received on 15th March, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 3 May 2011
Signed : [Handwritten signature] Senior Planning Officer
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