**Document:** Officer Planning Report Recommendations **Application:** 10/01104/B — Erection of dormer on rear elevation **Decision:** Permitted **Decision Date:** 2010-09-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36848-braddan-32-third-avenue-dormer/documents/1358435 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a mid-terrace dwelling located on Third Avenue in Onchan. The proposed development comprises the erection of a dormer on the rear elevation of the dwelling. PLANNING HISTORY The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. REPRESENTATIONS Onchan District Commissioners originally recommended the planning application be approved but following the receipt of amended plans (which actually only clarified the proposal rather than amended it) they changed their view and objected on the grounds they consider that the proposal will not be in keeping with the remainder of the terrace. The Department of Infrastructure Highways Division do not oppose the planning application. ## PLANNING POLICY In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 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." Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.". ## Assessment The planning application seeks planning approval for the erection of a dormer on the rear elevation of the dwelling. The proposal also results in the raising of the existing ridge height by 200 mm to accommodate satisfactory headroom within the converted roofspace. In terms of assessment the three main issues to consider are i) the impact on public amenity; ii) the impact on private amenity; and iii) the impact on highway safety. The impact of the proposed development on public amenity is primarily related to the appearance of the proposed development on the street scene. As the rear of the dwelling is not particularly visible to the public from the rear the proposed dormer has little impact on public amenity. However, the increase in ridge height by 200 mm that results as part of the proposed development is visible to the public from the front of the dwelling and therefore does have an impact on public amenity. Whilst the increase in ridge height would mean that the overall ridge line of the terrace of six dwellings would no longer be continuous it could be said that the visual appearance of these roofs have already been altered by the dormer window on 31 Third Avenue. The increase in ridge height of 200 mm is considered to be relatively modest, and whilst different to the adjoining properties it is not considered detrimental to the overall appearance of the street scene. As such, the development proposed by the planning application is concluded to have an acceptable impact on public amenity. As regards the impact of the proposed development on private amenity it is considered that the addition of a dormer window on the rear elevation does not unduly affect the enjoyment of the adjoining properties. Similarly, the proposed development does not alter existing highway arrangements and therefore does not affect highway safety. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Onchan District Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 22.09.2010 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 drawing no. 01 rev. A date stamped the 19th August 2010 and drawing no. 02 date stamped the 22nd July 2010. 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/36848-braddan-32-third-avenue-dormer/documents/1358435*