27 November 2012 · Minister for Infrastructure
19, Bridge Street, Peel, Isle Of Man, IM5 1nq
The proposal involved raising the ridge height of the existing two-storey end-terrace cottage by 0.9m to accommodate flush dormer windows to front and rear elevations (timber sliding sash style) and a small single-storey rear lean-to extension (3.3m wide x 1.3m deep x 2.4m eaves height).
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The Minister concurred with the Inspector's report, which found the proposal acceptable as it complied with General Policy 2 (impacts on locality and neighbour amenity) and Environment Policy 35 (pres…
General Policy 2
Requires development to respect site/surroundings (siting/layout/scale/design), not adversely affect townscape/amenity/road safety, provide satisfactory access. Officer/Inspector assessed ridge raise/dormers/extension compliant given locality's varied ridge heights, low neighbour impact, retained access; no highways issue.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Tested on dormers (flush style appropriate, better than flat-roof alternative), ridge raise (in keeping with varied local heights), materials (match existing, conditions for details); Inspector noted small contrast acceptable, enhances legibility.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the installation of dormer windows and erection of extension to dwelling as proposed in the submitted documents and drawings 01 P1, 02 P1, and 03 REV P2 (with the floor plan scales corrected from 1:100 to 1:50) received on 27 July 2012 and 12 October 2012.
Dormer windows
The approved dormer windows to the front and rear are to be timber sliding sash windows with timber panelling effect to match the existing windows within the property.
External finishes
The external finishes of the extension must match those of the existing building in all respects.
Roof materials
The roof(s) must be finished in dark natural slate.
Roof upstand details
No development shall commence until details of the roof up-stand facing 21 Bridge Street have been submitted to and approved in writing by the Planning Authority and the development shall be undertaken in accordance with those approved details.
Sandstone sample panel
No development shall commence until a sample panel of the materials, bonding and pointing of the sandstone finishes to be used in the construction of the external surfaces of the extension hereby permitted have been submitted to and approved in writing by the Planning Authority and the development shall be carried out in accordance with those approved details.
no objection / supported the application
Planning permission was granted on 27 November 2012 for installation of dormer windows and a single-storey rear extension to a 19th century end-of-terrace cottage in Peel Conservation Area, subject to conditions. Neighbours at No 21 (Mr & Mrs Corden) appealed against the approval, arguing the roof raise and extension would harm conservation area character, matching materials, neighbour amenity, access, and services. The applicants defended the amended scheme as appropriate for the area with varied building heights. The inspector found the proposals acceptable in principle, with detailed conditions to ensure quality execution, preserving or enhancing the Conservation Area character and having minimal amenity impact. The Minister accepted the inspector's recommendation to dismiss the appeal and confirm approval with additional conditions on roof up-stand details and sandstone sample panels.
Precedent Value
Demonstrates inspector prioritising well-conditioned execution of Conservation Area-sensitive designs over neighbour objections on non-material legal issues; future applicants should propose detailed material samples and accept up-stand conditions proactively, while neighbours should focus strictly on planning impacts.
Inspector: Alan Langton
