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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:
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.
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:
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:
There are no previous applications which required to be considered in the assessment and determination of this application.
This application seeks approval for the alterations and installation of roof dormers to rear elevation of dwelling.
The Authority has received no other privately written representations objecting to the application.
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.
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.
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.
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
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
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