Planning Officer Report

Planning Officer Report And Recommendations {{table:378705}}

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application site comprises the residential curtilage of a mid-terrace dwelling located within Linden Gardens, Douglas.

2.0 THE PROPOSAL 2.1 The proposal comprises the installation of a dormer window to the rear elevation of the dwelling.

3.0 PLANNING HISTORY 3.1 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. However, a number of properties elsewhere within Linden Gardens have installed rear dormer windows similar to that proposed by this current planning application.

4.0 PLANNING POLICY 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. 4.2 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;
• (I) 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."

4.3 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.".

5.0 Representations

5.1 Douglas Borough Council has no objections to the planning application. 6.0 ASSESSMENT 6.1 The proposed dormer window is similar to other rear dormer windows found on surrounding properties. As such, the principle of a dormer window has effectively been established. The impact of the proposed dormer on public amenity is suitably limited by its position on the rear elevation of the property. The proposal does not result in undue harm to private amenity and no other obvious material planning considerations are affected by the proposal.

7.0 Recommendation

7.1 It is recommended that the planning application be approved. 8.0 PARTY STATUS 8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 29.04.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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.s PD-001, PD-002, PD-003 and PD-004 date stamped the 26th March 2013.

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: ................................................................................................................................................................................. 30-4-13

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: ................................................................................................................................................................................................. ................................................................................................................................................................................. Michael Gallagher ................................................................................................................................................................................................. ................................................................................................................................................................................. Director of Planning and Building Control ................................................................................................................................................................................. Signed: ................................................................................................................................................................................................. ................................................................................................................................................................................. Development Control Manager .................................................................................................................................................................................................