2 August 2024 · Acting Head of Development Management (Abigail Morgan)
Mannin Veg, Gansey Point, Port St. Mary, Isle Of Man, IM9 5la
The proposal involved erecting a front porch projecting 2.3m with flat roof, replacing the existing flat roof dormer with a larger peaked dormer on the front elevation (with apex glazing), adding a matching peaked dormer to the rear with patio doors, infilling the rear yard and uplifting the catslide roof to create add…
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The dormers were refused because their scale, design, height, and mass—being wider, taller than the existing ridge and chimney stacks—created a solid, bulky, top-heavy appearance with misaligned front…
Spatial Policy 5
Requires new development to make a positive contribution to its surroundings. Officer assessed dormers and porch as having significant adverse visual impacts on dwelling, streetscene, and coastal area, failing this test due to excessive scale, bulk, and uncharacteristic design.
General Policy 2
Sets standards for development within zones, including design, character (b), visual amenity (c), and positive contribution (g). Proposals failed as dormers eroded traditional form/proportions and porch's projection harmed streetscene appearance in residential/proposed CA context.
Environment Policy 35
Requires development to preserve or enhance Conservation Areas. Dormers and porch undermined this by failing to respect Port St Mary Character Appraisal, with bulky designs not sympathetic to traditional older dwellings and bay views.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires new development to take account of locality's character and identity. Assessed against PSMCA noting inappropriate oversized dormers; proposals' top-heavy dormers and large porch not in keeping with Victorian/McArd styles or curved bay terrace character.
No Objection (dated 04/07/2024)
Highway Services initially stated no objection but later requested clarification on site boundary and front porch layout; DEFA Biodiversity recommended conditions to mitigate bird collision risk from glass balustrades; Port St Mary Commissioners had no objections.
Key concern: bird collision risk from clear glass balustrades
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services HDC
Conditional No ObjectionThe existing parking situation on the adopted highway is acceptable for the proposed development.; The layout should be amended to accurately take account the existing situation in front of the building and adopted highway.; Therefore, the applicant should reassess the proposals and provide additional information/plans where necessary
DEFA Biodiversity
Conditional No ObjectionThe proposals include the erection of clear glass balustrades around the rear balcony.; In 2004 the British Trust for Ornithology (BTO) estimated that up to 100 million birds strike glass each year in the UK
Conditions requested: no works to commence unless a plan detailing the measures that are to be put in place to prevent bird strikes on the clear glass balustrade, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals.
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the following applications: 24/00607/B
