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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00706/B Applicant : Mr Chris & Mrs Nicola Jagus Proposal : Replacement of existing rooflights to front elevation with dormer and replacement of existing dormer to rear elevation Site Address : 10 Strathallan Crescent Douglas Isle Of Man IM2 4NR

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.07.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. No approval is hereby given for the use of any roof within the site as a roof terrace.

Reason: To clarify the scope of the approval.

This application has been recommended for approval for the following reason. For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

Plans/Drawings/Information; This approval relates to the submitted documents, covering letter, and drawing no. 251/001, 251/002, 251/010, 251/021 as having been received on 22nd June 2021.

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Interested Person Status - Additional Persons

None __

Officer’s Report

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1.0 THE SITE 1.1 The application site is the residential curtilage of 10 Strathallan Crescent, Douglas, a three-storey end-of-terrace dwelling located on the north of Strathalln Crescent, close to the junction of King Edward Road and Summer Hill.

1.2 The terrace has a hipped roof. There are two rooflights on the front elevation. There is also a mono-pitched dormer located on the on the east side of the rear pitched roof extension.

2.0 THE PROPOSAL 2.1 The current planning application seeks full approval for the removal of the existing front rooflights and the erection of a dormer on the front elevation. The proposal also include the installation of a rooflight and the replacement of a casement window on the east elevation, and the lowing the pitch of the roof of the rear dormer. The proposal also includes the installation of a double door on the first floor of the rear elevation.

2.2 The front dormer will be like for like as the other existing dormer along the terrace.

2.3 The roof of the dormer will be lowered to be under the ridge of the rear extension but flatter than existing.

2.4 The proposed double door is for the futher use of the garage roof as a roof terrace, which will subject to a separate planning application.

3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area designated as Predominantly Residential under the Area Plan for the East. The application site is within the Douglas Promenade Conservation Area.

4.2 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:

4.3 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: (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: (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."

4.4 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.5 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas);

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"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application."

4.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows set down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows".

5.0 REPRESENTATIONS 5.1 Douglas Borough Council has no objection to this application (12/07/2021).

5.2 DOI Highway Services does not oppose this application (08/07/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and /or parking.

6.0 ASSESSMENT 6.1 The main consideration for this application are its impact on the character and appearance of the conservation area and on neighbouring amenities.

6.2 The front dormer is a common feature along this terrace. As it is design like for like as the other existing dormer along the terrace, it will improve the symmetry of the whole terrace. Therefore, although it is against RDG, the design is considered to enhance the character and appearance of the area.

6.3 The proposed rooflights in heritage style would help perserve the character of the Conservation Area.

6.4 The replacement window on the east elevation, the proposed the rear dormer roof alteration and the installation of a double door is considered to have a neutral impact on the character and appearance of the area and is therefore considered acceptable.

6.5 The there is no new vatange point created by the proposed rooflights. Combined the height of the rooflights (higher than 1.8m) and the room they severe (hallway, dress room and en-suite bathroom), it is considered that there is no concern for addtional overlooking.

6.6 The terrace is against a bank, which is on south of Summerhill. It is considered that there is no overlooking concerns for the rear double door. Any roof terrace will be subject to a separate planning application.

7.0 CONCLUSION 7.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

8.0 INTEREST 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 which 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: Permitted Date: 30.07.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

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