**Document:** Officer Planning Report **Application:** 11/01002/B — Alterations to existing dormer to create Juliet Balcony and installation of two new gable windows **Decision:** Permitted **Decision Date:** 2011-09-02 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1343-german-5-st-installation-windows/documents/1252558 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the residential curtilage of an existing detached dormer bungalow, 5 St. Patrick's View, Peel. The dwelling is located within a modern residential cul de sac, off Ramsey Road in the north eastern outskirts of Peel. #### The Proposal The proposal includes alterations to an existing dormer window on the rear elevation and the addition of two new windows on the side elevations. The existing dormer window to be altered is on the right hand side of the rear elevation. It is proposed to create a Juliet balcony from this window. The length of the existing window opening would be extended in a downwards direction, so that it forms a door with sidelights. This would result in the removal of an existing section of roof below the dormer and a part of the wall forming the rear elevation. A Juliet balcony would be formed by a 1.1 metre high toughened glass balustrade on stainless steel brackets. On the north-eastern side elevation it is proposed to install a bathroom window at first floor level, measuring 600mm wide by 1.05 metres high. On the south-western side elevation it is proposed to install a bedroom window at first floor level, measuring 1.2 metres wide by 600mm high. The proposed external changes would accommodate internal alterations to the layout, such as the creation of an additional bathroom at first floor level. ### Planning History The following previous planning application is considered relevant in the assessment and determination of this application: 04/00563/B – Permitted 30.04.04 Erection of a conservatory on rear elevation and installation of a door to replace existing window on side elevation. ### Development Plan Policies The application site is located within an area designated as Predominantly Residential Use on the Peel Local Plan Order 1989. The site is not located within a Conservation Area. The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2, which 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (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; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (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." ### Consultations Peel Town Commissioners recommend that the application is approved. ### Representations No written responses have been received from the general public. ### Assessment The main issues to consider in the assessment of this planning application are the impact on neighbouring properties and the impact on the surrounding area in general. Impact on neighbouring properties: As part of my assessment for this planning application I visited the site and also the garden of the neighbouring property to the west, 4 St. Patrick's View. This proposal would alter an existing window opening and create two new windows, all at first floor level. Therefore, there are concerns about possible overlooking to the neighbouring properties on either side of the site. The existing window to be altered is on the right hand side of the rear (north-west) elevation. The height of this existing opening would be increased in order for a door to be installed. As this opening is existing, it is considered that the impact on neighbouring properties would be acceptable. Perhaps more contentious are the proposed new windows to the side elevations at first floor level. The proposed window on the north-eastern elevation facing towards 6 St. Patrick's View would be to a bathroom. It is considered that as this window would serve a bathroom, rather than a habitable room, there are no concerns about overlooking. The proposed window on the south-western elevation facing towards 4 St. Patrick's View would be to a bedroom. The bedroom would also be served by the Juliet balcony to the rear elevation. I visited the garden of the neighbouring property, 4 St. Patrick's View and found that it was possible to clearly see where this proposed window would be. The area to the rear is relatively open and the views between the existing first floor windows and the adjacent gardens are relatively un-obscured. Overall, it is considered that the window on the side elevation would not result in an unacceptable level of overlooking to the adjacent property. This is due to the proposed window facing towards a blank elevation of number 4 and the visibility of the existing windows. Impact on the surrounding area in general: The property is a modern dwelling in a residential cul de sac. The dwellings in the area represent differing designs and there is no uniformity. The proposed alterations are considered to be relatively minimal and would not adversely impact on the surrounding area in general. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded interested party status: Peel Town Commissioners. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 30.08.2011 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 permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to alterations to existing dormer to create Juliet balcony and installation of two new gable windows; as shown in drawing numbers 11/2347/01, 11/2347/02 and 11/2347/04, date stamped 19 July 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. Decision Made : Permitted Date : 1 September 2011 Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed: Jennifer Chance Development Control Manager --- *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/1343-german-5-st-installation-windows/documents/1252558*