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22/00005/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 22/00005/B Applicant : Mr & Mrs Daniel And Jody Wilson Proposal : Conversion of attic space to bedroom with front and rear dormers and associated works Site Address : 14 Inner Circle Douglas Isle Of Man IM2 5BE
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 18.02.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The design does not fit in with the house itself nor with the other houses on the same street. It is considered to have a negative impact on the character and streetscene of the area and so be contrary to General Policy 2 of the Strategic Plan and the Residential Design Guide.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 14 Inner Circle, Douglas, a pitched-roof two- storey semi-detached dwelling located on the west of Inner Circle, which connects with Bray Hill and is opposite of Lancaster Road.
2.0 THE PROPOSAL 2.1 The proposal is the erection of one dormer on the front elevation and one on the rear elevation.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
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4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 No known planning constraint overlaps with the site.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations."
4.5 General Policy 2, which provides an overall requirement for all development, 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; (f)
incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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."
Visual Design 4.6 Strategic Policy 3 and Environment Policy 42 focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
Environment 4.7 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
Safety and Security 4.8 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
PPS and NPD 4.9 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.
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5.0 OTHER MATERIAL CONSIDERATIONS
Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance 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. Therefore, it is considered that the Guide is materially relevant to this application.
5.2 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.
5.3 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.4 RDG Chapter 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.
6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (20.01.2022).
6.2 Highway Services states there is no highway interest in this application. (20.01.2022).
7.0 ASSESSMENT 7.1 The key considerations for this application are its impact on the house itself, on the character and streetscene of the area, on the amenities of the neighbours.
Design of the House Itself 7.2 The dormers have a ridge height very close to that of the main dwelling. Their roofs are close to being flat and the width is over two-thirds of that of the main dwelling. It is considered that the design does not look subordinate enough nor fit in with the existing dwelling.
Character and Street Scene 7.3 Flat-roof dormers are not part of the character of the area. As the proposal also does not fit in with the house itself, it is considered to have a negative impact on the character and streetscene of the area.
Neighbouring Amenities 7.4 The front dormer is looking on the road and is therefore not considered to create any concern for overlooking.
7.5 The rear dormer shares a similar view of the windows on the first floor. Although this does not create new overlooking, it is considered to intensify the existing overlooking as the increase in elevation increase the sense of being monitored. However, this alone is not enough reason to recommend refusal.
8.0 CONCLUSION 8.1 Although the proposals do not have much impact on neighbouring amenities, the design does not fit in with the house itself nor with the other houses on the same street. Therefore,
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there is no gain in public benefit but there is a negative impact the character and streetscene of the area, hence it is recommended for a refusal.
9.0 INTEREST PERSON STATUS 9.1 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.
9.2 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 the Head of Development Management 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 : 18.02.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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