21 November 2025 · Delegated - Principal Planner (J Chance, Director of Planning and Building Control)
42, Douglas Street, Peel, Isle Of Man, IM5 1bd
The site is a property in Peel within a Conservation Area. The application sought minor changes to a previously approved two-storey extension (20/00388/B), specifically replacing low-profile rooflights on the front elevation with a prominent dormer window and altering the rear dormers from pitched to flat roofs to incr…
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The application was assessed under Articles 21-24 of the Town and Country Planning (Development Procedure) Order 2019 for minor changes to prior approval 20/00388/B.
Must not significantly increase the size or scale of the development
Requires minor changes not to significantly increase size or scale. Front dormer failed as it adds 'substantial projection and additional bulk on the principal elevation, materially increasing the perceived scale', unlike low-profile rooflights. Rear changes passed.
Must not result in new or increased adverse impacts on neighbours/environment
Prohibits new adverse impacts. Front dormer failed due to 'increased potential for overlooking toward properties across the street' from vertical window and added bulk. Rear changes passed with no new windows or impacts.
Town and Country Planning (Development Procedure) Order 2019 Article 23(1)(e)
Tests if changes exceed minor threshold. Front dormer failed as 'substantial front dormer materially increases visual bulk and introduces new overlooking', requiring new application. Rear alterations remained minor.
Town and Country Planning (Development Procedure) Order 2019 Article 23(1)(f)
Original approval retained rooflights for simple roof plane; front dormer introduces 'box dormer with dual-pitch roof', altering massing and unassessed Conservation Area impacts. Rear change did not alter basis.
