Officer Report

Application No.: 18/00649/B Applicant: Mr William Millsopp Proposal: Replacement of existing roof light with a dormer window to front elevation Site Address: Cedar Bank Windsor Mount Ramsey Isle of Man IM8 3EA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.07.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• 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. The dormer shall be constructed/finished in the following:

• 1. Elevations of the dormer (front/cheeks) are to be finished in a painted render to match the existing dwelling:
• 2. The dormer roof to be finished in natural slate roof to match the existing dwelling;
• 3. The barge boards are to be finished in timber; and
• 4. The window is required to be a sliding sash window and shall be retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 2018-001, 2018-02 AND 2018-03 all received on 21st June 2018.

_______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

IOM Victorian Society _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Cedar Bank (Nr 20), Windsor Mount, a three storey terraced dwelling sited on the south western side of Windsor Mount in Ramsey. Windsor Mount is located west of Mooragh Park and sited significantly higher. - 1.2 The application site building forms part of a terrace that is characterised by properties of a similar traditional design and appearance.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the replacement of existing roof light with a dormer window on the front elevation.

- 3.0 PLANNING HISTORY

3.1 There are no previous applications which are considered relevant in the determination of this application. - 4.0 PLANNING POLICY

4.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:

4.2 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."

- 5.0 REPRESENTATIONS

5.1 The Isle of Man Victorian Society make the following comments (10.07.18): the terrace has a most unusual feature in that the houses, built in mirrored pairs, have two different style dormer windows, one arched and with a finial ball top and the other is set at a lower level and with a plain gablet, however, neither Cedar Bank nor its mirrored pair, Windsor House, have this arrangement and to build a second dormer on this property may bring it in line with the rest of the terrace but would throw it out of balance with the pair. If both houses were to introduce this feature then they would not object. If the dormer is to be approved, then more care should be taken with its materials - the cheeks, cill, decorative string course. - 5.2 Highway Services have no highway interest in the application (24.07.18). 6.0 ASSESSMENT 6.1 Given the nature of the planning application and development proposed, the main issue is the potential visual impact upon the property and remaining terrace by the proposal.

6.2 Windsor Mount is a traditional terrace dating back to the Victorian era. They also have a variety of styles of true and flush dormers to their front elevation. Some as is the existing case, have an arched dormer and rooflight, others have the arched dormer but with a pitched roof dormer instead of the rooflight, as is proposed now. Whilst the property does not currently have this array of dormers and neither does its immediate neighbour, it is considered, given that the property is not within the town's Conservation Area nor is it Registered or protected in any particular way, that the proposal does not have an adverse impact on the character or appearance of the area such as to warrant refusal. The principal public view from this part of Windsor Mount is outward towards the Mooragh Park and beyond to the sea rather than a particular focus on the terrace. - 7.0 CONCLUSION

7.1 Given the above, it is recommended that the application be approved. 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 24.07.2018

Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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