14 March 2025 · Delegated - Head of Development Management (Stephen Butler)
Mannin Veg, Gansey Point, Port St. Mary, Isle Of Man, IM9 5la
The proposal involves replacing the existing front flat roof dormer with a similar one, adding a new rear flat roof dormer with patio doors and a terrace above the first floor, infilling the rear yard, extending the first floor upwards, demolishing and rebuilding the front garden wall and pillars with a new flat roof p…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the proposal against General Policy 2 (b, c, g, h, i) requiring good amenity, design, and environmental standards, and Environment Policy 42 on locality character, finding it acce…
General Policy 2
Requires development to provide good standards of amenity, appropriate design, access, and environmental considerations (b, c, g, h, i). Officer assessed dormers, porch, and terrace against visual impact on dwelling, streetscene, and neighbour amenity, finding them acceptable due to subordinate scale, ridge-compliant heights, dark cladding, and minimal overlooking.
Environment Policy 42 - character and need to adhere to local distinctiveness
Demands designs respecting local character. Proposal tested for compatibility with traditional semi-detached dwellings in proposed Conservation Area; flat roof dormers, dark slate, and reduced porch accepted as not harmful despite some negative impact, given setbacks, existing alterations, and preservation of key rooflines.
Environment Policy 35
Requires preservation or enhancement of Conservation Area character. Though not formally adopted, officer confirmed proposal does not undermine principles, distinguishing from prior refusal by smaller scale, sympathetic positioning, and no dominance over traditional features per PSMCA guidance on dormers.
Spatial Policy 5
Requires positive contributions to area. Referenced in prior refusal but now satisfied as amendments ensure no significant adverse visual impact on coastal streetscene.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Rear dormer and terrace cladding
The rear dormer and rear roof terrace hereby approved shall be externally clad in dark natural slate to all sides and rear elevations and retained as such thereafter. Reason: in the interest of visual amenity.
Dormer heights and details
The dormers hereby approved shall not be constructed any higher than the central ridge line of the existing house nor any higher than the central ridge line of the adjoining property and shall be constructed in full accordance with those details shown on drawing number 12-01 Rev L and retained as such thereafter. Reason: the proposal has been considered on this basis and that the dormers do not project any higher than the existing central ridge and remain well below the chimney stacks.
Rear terrace glazing heights
The rear terrace glazing hereby approved shall not be any higher than 1.1m above the finished floor level of the rear terrace hereby approved, and shall be no taller than 1.3m above the finished floor level of the second floor (FFL 105.320) and retained as such thereafter. Reason: for the avoidance of doubt given the discrepancies between the heights shown in the approved drawings - noting both heights have been assessed and considered acceptable.
Front porch pillar and wall finishes
Within 12 months of the front porch hereby approved first coming into use, the front pillar and walls must be finished in full accordance with the details shown on drawing number 12-01 Rev L and retained as such thereafter. Reason: in the interest of best maintaining the original character of the properties set back slightly behind a small enclosed yard, and in the separation from the highway and maintaining symmetry with the adjoining neighbour.
No highway encroachment
No approval is granted to any works on or encroaching into the public highway. Reason: in the interest of highway safety and in response to DOI Highway comments.
No objection
Do not oppose providing the front yard boundary area is the same size as the existing front yard boundary (to make sure the front boundary does not encroach onto the adopted public highway)
