Alterations to existing dwelling to create first floor rooms, removal of chimney, installation of roof lights, and alterations to doors and windows

Refusal Reasons

• ✗The proposed first floor, flat roofed rear dormer extension, would measure approximately 10.87m wide x 2.5m high, with a depth of 5.0m, and would extend over approximately two-thirds of the extent of the rear roof-slope is unacceptable because it would introduce a significant non-conforming, flat-roofed structure at first floor level the design, bulk, width and scale of which would result in an unacceptably large and visually discordant extension that would appear as an incongruous addition to the existing single storey dwelling which would be out of character and keeping with existing development in the surrounding area. Overall, in terms of visual impact, the proposed extension fails to accord with the provisions of Policy (GP2 b and c) in the Isle of Man Strategic Plan 2016.
• ✗The proposed first floor, flat-roofed, dormer extension would be sited on the rear roof slope of the existing dwelling. It would be sited close to the common boundary with the dwelling to the west at No. 25, the rear elevation of which does not align with that of No. 26, but is inset in terms of the relationship of the closest part of No. 25 with No. 26. Owing to the close proximity, height and depth of the dormer extension with No. 25, this relationship would be unduly overbearing resulting in an unacceptable level of light loss to and outlook from the nearest part of the rear elevation of No. 25. In respect of the impacts on No. 25 as identified above, this would fail to accord with the provisions of Policies (GP2 g) and ENV 23 in the Isle of Man Strategic Plan 2016.
• ✗Notwithstanding the above reason for refusal, the relationship of the proposed rear dormer extension with these two neighbouring properties would result in overlooking of their private rear garden areas, particularly the ability to overlook the rear garden of No. 25 from the balcony serving Bedroom No. 5 which would be sited closest to the boundary with No. 25. Owing to the impact for overlooking and loss of privacy in respect of the occupants of No. 25's enjoyment of their rear garden area, the proposed development is unacceptable and fails to accord with the provisions of Policies (GP2 g) and ENV 23 in the Isle of Man Strategic Plan 2016.