**Document:** DEC Officers Report **Application:** 14/01076/B — Removal of dormers to front elevation **Decision:** Permitted **Decision Date:** 2014-10-14 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35289-german-35-douglas/documents/1091712 --- # DEC Officers Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### 1.0 The Site 1.1 The application site is the curtilage of 35 Douglas Street, Peel which is two storey traditional property with dormer accommodation in the roof space. The dwelling adjoins 33 Douglas Street to one side and 37 Douglas Street to the other. ### 2.0 The Proposal 2.1 The application seeks approval for the removal of the two dormers in the front elevation and making good. ### 3.0 Planning History 3.1 The following previous applications are considered to be relevant in the assessment of the current application: PA 06/01540/B Installation of u PVC casement windows to replace existing - refused PA 06/02182/B Installation of u PVC sliding sash windows and door to front elevation and u PVC casement windows to rear (Re-submission of 06/01540/B) - approved PA 09/00517/B Demolition of existing outbuildings to rear elevation, creation of rear entrance gate and replace rear door with window - approved ### 4.0 Development Plan Policies 4.1 The application site is within an area zoned as "Mixed Use" identified on the Peel Local Plan 1989. It is also within the Peel Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 and General Policy 2 of The Isle of Man Strategic Plan (20th June 2007). ### 4.2 General Policy 2 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. ### 4.3 Environment Policy 35 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. ### 5.0 Consultations 5.1 Peel Commissioners recommend approval. ### 6.0 Assessment 6.1 The application seeks approval for the removal of the dormer windows and making good the roof. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area. 6.2 The application site is a traditional property within the heart of the Peel Conservation Area. The dormers, whilst they are a period feature they are not original to the dwelling and are a fairly dominant feature in the roof slope. It is considered that the removal of the dormers would not have a harmful impact upon the character and appearance of the property as the proposal would remove a fairly dominant feature from the street scene. 6.3 For the above reasons the application is considered to be acceptable and is recommended for approval. ### 7.0 Party Status 7.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant’s agent, and the Local Authority, Peel Commissioners in whose district the land the subject of the application sits. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 13.10.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C 2. All roofing materials to be used shall match those of the existing building in respect of type, size, colour, profile and texture. Reason: In the interests of the character and appearance of the site and surrounding area. This approval relates to Drawing Site Plan, Location Plan and Elevations date stamped 11th September 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 13.10.14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : 300100001 Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Head of Development Management --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/35289-german-35-douglas/documents/1091712*