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21/00740/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00740/B Applicant : Mr & Mrs Michael Crawford Proposal : Alterations and installation of front and rear dormers Site Address : 1 Alexander Drive Douglas Isle Of Man IM2 3QD
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Refused Date of Recommendation: 16.08.2021 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The flat roof dormer at the rear elevation is not subordinate to the main roof and would lead to a degree of over looking toward those properties at the rear, nor does it preserve nor enhance the character of the Conservation Area and would be contrary to General Policy 2, Environment Policy 35, and Planning Policy Statement 1/01. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) (or 4(2)):
Owners/Occupiers of 34 Woodburn Square, Douglas
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE SITE
1.1 The application site is the residential curtilage of 1 Alexander Drive, Douglas, a two- storey end-of-terrace dwelling located on the south of Alexander Drive, close to the junction with Woodbourne Road.
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1.2 The house has a pitched roof. There are two rooflights both on the front and back elevation.
2.0 THE PROPOSAL
2.1 The current planning application seeks full approval for the removal of the existing rooflights and the erection of two pitched-roof dormer on the front elevation and a flat roof dormer on the rear elevation. The proposed windows will all be sliding sash windows. The proposal also includes replacing any defective roofing slates with natural slate to match existing.
3.0 PLANNING HISTORY
3.1 Alterations to convert shop/living accommodation to private dwelling was APPROVED under PA 92/00103/B.
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 Selborne Drive 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); "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."
5.0 REPRESENTATIONS
5.1 Douglas Borough Council has not commented at the time of the report (16/08/2021).
5.2 DOI Highway Services does not oppose this application (19/07/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and/or parking.
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5.3 34 Woodbourne Square wrote in concern of overlooking from the rear dormer window. The comment states that it is more accetpable if the windows were to be obscured or the space will only be used for a bathroom.
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 There is a few front dormer along this terrace. The pitched roof dormers fit in with the building itself and the other dormers along the terrace. Therefore, it is considered that these dormers would preserve the character of the area.
6.3 The flat roof dormer on the rear elevation is visible to the public. The dormer is almost the full width of the roof, which make it not subordinate to the main roof.
6.4 There is no existing flat roof dormer within the area so it is not part of the character of the Conservation Area. It is side elevation is visivble from two highways which increased its visual impct on the character of the Area. The flat roof would also not preserve nor enhance the character of the area. Therefore, it's visual impact is considered unacceptable.
6.5 There is already front dormer existing on the front of adjcent properties, therefore, it is considered that there is no additional overlooking concerns.
6.6 The rear dormer creates overlooking at a higher level than the existing. The use as a bedroom also intensify the degree of overlooking. Therefore,it is not considered accetpable.
7.0 CONCLUSION
7.1 This application is considered failing to comply with General Policy 2, Environment Policy 35, and Planning Policy Statement 1/01. Therefore, it is considered unacceptable and is recommended for an refusal.
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; (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.
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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: 19.08.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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