**Document:** Planning Officer Report 08/01186/B **Application:** 08/01186/B — Alterations to dwelling **Decision:** Refused **Decision Date:** 2008-09-17 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/85703-braddan-5-spinney-dwelling/documents/1568367 --- # Planning Officer Report 08/01186/B **Application No.:** 08/01186/B **Applicant:** Mr \& Mrs A H Sharpe **Proposal:** Alterations to dwelling **Site Address:** 5 Spinney Close Douglas Isle Of Man IM2 1NF ### Considerations Case Officer : Mr Richard Wilshaw **Expected Decision Level:** Delegation ### Written Representations ### Consultations Consultee : Drainage Services Manager Notes : No objection Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes : No objection Consultee : Chief Fire Officer Notes : Note received ### Officer's Report ### The Site The application site represents the curtilage of 5 Spinney Close, Douglas. The property is a split-level dwelling located on the northern side of Spinney Close cul-de-sac. ### Planning Status The site is located within an area identified as Predominantly Residential by the Douglas Local Plan 1998. The site is not within a Conservation Area. General Policy 2 of the Isle of Man Strategic Plan 2007 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; does not affect adversely the character of the surrounding landscape or townscape; 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 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." ## Planning History There have been no previous planning applications considered relevant in the assessment and determination of this application. ### Representations Douglas Corporation have indicated no objection to this planning application. The Department of Transport Highways Division have indicated no objection to this planning application. The Borough of Douglas Drainage Services Manager has issued a note relating to the discharge of surface water. The Isle of Man Fire \& Rescue Service Chief Fire Officer has issued a note relating to smoke detection. We have received no privately written representations in relation to this application. ### The Proposal The application seeks approval for the creation of a dormer with three windows to the south elevation and a terrace to the north elevation with the corresponding alterations to create additional living accommodation in the attic space of the dwelling. ### Assessment Note, the elevations labelled on the plans are incorrect; the elevation labelled north is the west elevation and the elevation labelled west is the north elevation. The key issues with this application are the impact on the neighbouring properties and the impact on the street scene. The proposed terrace to the north elevation is at such a height as to reduce any issues of overlooking the properties of Vicarage Park. The boundary of 14 Vicarage Park is approximately 12 metres from 5 Spinney Close which is judged to be a sufficient distance as to not cause any further issues of overlooking. The proposed dormer to the south elevation is relatively large at 7m in width and 2.5m in height and is a major alteration to the dwelling's façade. None of the other properties on Spinney Close have a dormer such as this and it is judged that the proposed dormer would introduce an unduly prominent and incongruous feature into the locality. Although the property is not traditional or in a Conservation Area it is judged that the proposed dormer would be detrimental to the visual amenity of the area and is not in-keeping with the street scene. The notes suggested by the Borough of Douglas Drainage Services Manager and the Isle of Man Fire & Rescue Service Chief Fire Officer are not material planning considerations and for that reason are not attached to the report, as part of the recommendation. ### Recommendation It is recommended that the application be refused. ### 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: - Douglas Corporation - The Department of Transport Highways Division Accordingly the following are not afforded interested party status: - The Isle of Man Fire & Rescue Service Chief Fire Officer ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 09.09.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal - **C : Conditions for approval** - **N : Notes attached to conditions** - **R : Reasons for refusal** - **O : Notes attached to refusals** #### R 1. The proposed dormer to the south elevation would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007 in that its design, height and siting would introduce an unduly prominent and incongruous addition which would be detrimental to the visual amenity of the area. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control) Decision Made : Refused Date : Signed : M. I. McCauley Director of Planning and Building Control --- *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/85703-braddan-5-spinney-dwelling/documents/1568367*