**Document:** Officer Planning Report Recommendation **Application:** 10/00519/B — Alterations and installation of roof dormers to rear elevation of dwelling **Decision:** Permitted **Decision Date:** 2010-06-17 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36257-lezayre-29-park-alteration-dwelling/documents/1352158 --- # Officer Planning Report Recommendation **Application No.:** 10/00519/B **Applicant:** Mr Michael Cannan **Proposal:** Alterations and installation of roof dormers to rear elevation of dwelling **Site Address:** Lezayre Park Ramsey Isle Of Man IM8 2PS ### Considerations Case Officer : Mr Chris Balmer **Photo Taken:** 10/05/10 **Site Visit:** 10/05/10 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Clerk To The Commissioners Notes: ### Officer's Report ### The Site The application site represents the residential curtilage of 29 Lezayre Park, Ramsey, which is part of a pair of semi-detached bungalows, located within a residential cul-de-sac of Lezayre Park and east of Gardeners Lane. ### Planning Status The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor a Registered Building. The following policies are therefore considered relevant in the consideration of this application: - Ramsey local Plan 1998 - Planning Circular 2/99; and - The Isle of Man Strategic Plan (20th June 2007) - General Policy 2 Due to the zoning of the site the following policy is relevant for consideration:- "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: - (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; - (I) 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." ## Planning History There are no previous applications which required to be considered in the assessment and determination of this application. ### The Proposal This application seeks approval for the alterations and installation of roof dormers to rear elevation of dwelling. ### Representations The Authority has received no other privately written representations objecting to the application. ### Assessment The proposal raises two issues; the first is the visual impact of the proposal upon the street scene and the second being the potential for overlooking over the neighbouring properties, resulting in a loss of privacy. Dealing with the visual impact upon the street scene, the site as indicated is with Lezayre Park which comprises a variety of modern semi-detached and detached properties. Within this housing area there are a number of flat roof dormer windows. It should be noted that none exist within the application site's street. However, due to the layout of the estate, flat roof dormers are noticeable from several locations near to the application site. Consequently, it is considered the principle of a flat roof dormer would be of an acceptable and appropriate design, in keeping with the properties within Lezayre Park. The proposal does however need further consideration in relation to the installation and the resulting impact upon the existing property. The proposal would result in the majority of the existing ridge line being increased from 5.4 metres to 5.6 metres, an increase of 0.2 metres. This can be an issue when the property is a semi-detached property or a terraced property, as the ridge height increase for the application property, but remains the same for the neighbouring attached properties. This would be the case in this situation. However, given the variety of house types in the area and given the increase would only be 0.2 metres, it is not considered the proposal would have a significant impact upon the appearance of the dwelling or upon the street scene to warrant a refusal. Turning to the issue of potential overlooking, there was initial concern that the introduction of a number of 1st floor windows to the rear elevation would have direct and unobstructed views into the most affected property 49 Lezayre Park. This neighbouring property is located to the east of the application site, approximately 21.5 metres away from the rear elevation of the applicants dwelling. The boundary treatment between the two properties comprises of a 1.8 metre high timber fence, with an additional 0.2 metre high trellis fence attached above. Furthermore, within the southeast corner of the application site is a single storey pitched roofed garage. The Planning Authorities general guidelines for direct facing windows is that a 20 metre gap should be maintained to prevent overlooking and therefore loss of privacy. This proposed dormer windows would be approximately 24 metres from the rear elevation of Nr 49 Lezayre Park and 11 metres to the rear boundary of the application site. Overall, given the distance between the proposed dormer windows and neighbouring properties it is considered the proposal would not result in significant overlooking to warrant a refusal. ## Recommendation Overall, the proposal would comply with relevant policy as stated within the General Policy 2 of the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Ramsey Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 09.06.2010 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 the alterations and installation of roof dormers to rear elevation of dwelling as proposed in the submitted documents and drawings Drg 01 and Drg 02 all received on 13th April 2010. C 3. The external finishes of the extension must match those of the existing building in all respects. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36257-lezayre-29-park-alteration-dwelling/documents/1352158*