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21/01044/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01044/B Applicant : Mr & Mrs Martin Heims Proposal : Erection of a First Floor rear dormer Site Address : 17 Birch Hill Grove Onchan Isle Of Man IM3 4EL
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.01.2022 __
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. The roof tiles of the new dormer must match the roof tiles on the existing building.
Reason: To preserve the character of the area.
This application has been recommended for approval for the following reason. This application is considered failing to comply with General Policy 2 and the Residential Design Guide.
Plans/Drawings/Information; This approval is related to the documents and drawing no. JTM2152-P-01 as having been received on 03 September 2021, and drawing no. JTM2152-P-02 Rev A as having been received on 3rd January 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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21/01044/B Page 2 of 3
1.1 The application site is the residential curtilage of 17 Birch Hill Grove, Onchan, a single-storey detached dwelling located on the northwest end of Birch Hill Grove. The house has a pitched roof.
2.0 THE PROPOSAL 2.1 The proposal is for the erection of a mono-pitched dormer on the rear elevation.
3.0 PLANNING HISTORY 3.1 There are no previous applications 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.
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 "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: 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 an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.5 Residential Design Guidance (July 2021) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.6 RDG 4.2 Potential Visual Impact of an Extension upon the Existing House sets out key consideration regarding the general impact of extension. It states that extension should generally appear subordinate to the existing house and the height of the roof ridge of the extension should be lower than the roof of the main building.
4.7 RDG 4.10 Dormer Extensions sets out some key considerations. These include a general concern for the potential impact on the character and appearance of both the individual property and the wider street scene. There is also a concern for overlooking if not created for a non- habitable room with obscured glazing. There is a general assumption against dormers if they are publicly visible. It should generally have a pitched roof. Finishing in a tile or tiled like material can reduce the visual impact. The position and size should be secondary to the roof which will be positioned on.
4.8 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
5.0 REPRESENTATIONS 5.1 Onchan District Commissioners does not oppose this application (05/10/2021). 5.2 DOI Highway Services states there is no highway interest in this application (29/09/2021).
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21/01044/B Page 3 of 3
6.0 ASSESSMENT 6.1 The main consideration for this application are its impact on the character and street scene of the area and on neighbouring amenities.
6.2 The proposed dormer is at the rear of house and is not visible by the public. Therefore, it is considered that there is no impact on the character and street scene of the area.
6.3 The dormer is on the north side and is lower than the main roof. It is considered that there is no concern for overshadowing or overbearing.
6.4 There is vegetation along the north boundary. Therefore, it is considered that there is no concern for overlooking.
7.0 CONCLUSION 7.1 This application is considered to comply with General Policy 2 and the Residential Design Guide. Therefore, it is recommended for an 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; (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: 17.01.2022
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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