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                                      22/00700/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00700/B Applicant : Mr Neil Birchenlough Proposal : Installation of dormer windows to the front and rear of the property with associated works Site Address : 4 High View Road Douglas Isle Of Man IM2 5BQ

Planning Officer: Mr Peiran Shen Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 02.08.2022 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R . 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. Since there is no gain in public benefit but there is a negative impact on the character and streetscene of the area. This application is considered failing to comply to General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021.

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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 4 High View Road, Douglas, a pitched-roof two- storey semi-detached dwelling located on the east of High View Road, close to its junction with Bray Hill.

2.0 THE PROPOSAL 2.1 The proposal is the erection of one dormer on the front elevation and one on the rear elevation.

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                                      22/00700/B                                     Page  2  of  3

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

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: o Strategic Policy 3 Strategic Policy 5 o General Policy 2 (b) (c) (g) (m) (n) o Environment Policy 42 o Community Policy 7, 10 and 11

PPS and NPD 4.4 There is no relevant Planning Policy Statement or National Policy Directive applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidances that are considered materially relevant to the assessment of this current planning application: o Section 4.10 Dormer Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties

6.0 REPRESENTATIONS 6.1 Douglas Borough Council object to this application (01.08.2022). The comment states that "the proposed height and scale of the dormer windows is not in-keeping with the streetscene and will have an adverse effect on the character of the area".

6.2 Highway Services states there is no highway interest in this application. (21.07.2022).

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, and on the amenities of the neighbours.

Design of the House Itself 7.2 The dormers have a ridge height the same as that of the main dwelling. While each dormer only covers approx. one-six the area of each roof slope, the position of the dormer make it still makes it look out of place. Therefore, 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.

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7.5 The rear dormer shares a similar view to 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. Since there is no gain in public benefit but there is a negative impact on the character and streetscene of the area, 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 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: 04.08.2022

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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