Planning Officer Report

Planning Officer Report And Recommendations {{table:21728}} Case Officer: Mr Jamie Leadbeater Photo Taken: 23.08.2012 Site Visit: 23.08.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a two storey Victorian terrace dwelling on Albert Street in Douglas. It has two dormer windows protruding from the front half of its pitched slate roof and has a ground floor bay window on the front elevation which is smooth render finish with timber framed sliding sash windows on all floors. The application site is located in the Windsor Road Conservation Area.

The Proposal

1. The proposal seeks planning approval to remove the two existing dormer windows on the front elevation roof slope and replace them with roof-lights.

Planning History

1. The application site has been the subject of the following previous planning applications that is considered to be specifically material to the assessment of this current planning application:

06/00969/C - Change of use from residential and office to counselling rooms and office – Permitted.

Planning Policy

1. The application site falls within an area designated for Residential/Office use in the Douglas (South) Local Plan 1998. There are no policies that accompany the local plan, which are considered specifically material to the assessment of the planning application. The site was encompassed into the later adopted Windsor Road Conservation Area in 2003.

1. The Isle of Man Strategic Plan 2007 contains two policies that are 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:

• (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;
• (g) does not affect adversely the amenity of local residents or the character of the locality".

Environment Policy 35 states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Representations

1. Douglas Borough Council has no objection to the proposal.

Assessment

1. The existing dormers are not an original feature of the application property. Furthermore, many properties on the same terrace have roof-lights installed on the front roof slope as opposed to dormer windows. Therefore, the proposal is not considered unreasonable or adverse to the character of the Conservation Area. As such, the proposal complies with the relevant provisions of General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007 and therefore the proposal is considered to be acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.09.2012

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 removal of 2 no. dormer windows on front elevation roof slope and installation of 2 no. roof-lights, as shown in drawing no. 1:1000 scale Location Plan, 1:200 scale Site Plan and the roof-scape proposal drawing, all received on 17th August 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 19.9.16

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager