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25/90440/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90440/B Applicant : Mr Oliver Lockwood Proposal : Installation of dormer to rear roof slope Site Address : Kimberley Athol Park Port Erin Isle Of Man IM9 6ES
Planning Officer: Russell Williams Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.06.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
This application has been recommended for approval for the following reason. The design, scale and finished appearance of the dormer window is considered to have an acceptable impact upon the character and appearance of the dwellinghouse and will not harm residential amenity. The proposal is considered to comply with General Policy 2 and the Residential Design Guide and it is recommended that the development be permitted.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 28 April 2025:
Existing Site Location and Site Plan 2025-005-101 Existing Floor Plans 2025-005-103 Existing Elevations and Photographs 2025-005-104 Proposed Floor Plans, Section and Elevations 2025-005-105 __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Port Erin Commissioners - Support the application
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Officer’s Report
1.0 THE SITE
1.1 The application site comprises a semi-detached two storey dwelling located to the northern side of Athol Park, Port Erin.
1.2 The existing dwelling is a three bedroom property with parking and gardens to the frontage and enclosed private garden to the north (rear), which is bounded by trees to the north.
1.3 The existing dwelling is finished externally in pebble dash rendered walls, slate roof and grey uPVC fenestration.
1.4 The property is adjoined by Park House to the east and Athol House to the west. There is open space to the north of the property and the public highway to the south.
2.0 THE PROPOSAL
2.1 The application seeks planning permission for the construction of a dormer window to the northern roof slope of the dwelling. Two roof lights will be installed to the southern roof slope and a small window to the east elevation will be closed up and made good with render.
2.2 The dormer window will be a flat roof design with grey fascia's and grey Cedral cladding to the face and cheeks. Two grey windows will be installed, with one being obscure glazed to a new en-suite.
2.3 The dormer window will allow the roof space of the dwelling to be converted into a new bedroom with en-suite shower room.
3.0 PLANNING POLICY
3.1 The site lies within an area designated as Predominantly Residential on the 1982 Development Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
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(j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.0 OTHER MATERIAL CONSIDERATIONS
4.1 The residential Design Guide is a material consideration.
5.0 PLANNING HISTORY
5.1 There is no history of material planning relevance.
6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Port Erin Commissioners - Support the application.
DOI Highway Services - No comment received.
6.2 No representations have been received from members of the public.
7.0 ASSESSMENT
7.1 The pertinent issues to consider are the impact of the proposed dormer window upon the appearance of the original dwelling and residential amenity.
CHARACTER AND APPEARANCE OF THE BUILDING
7.2 The original dwelling is a semi-detached mid-20th century property of limited architectural merit. The proposed dormer window will be located to the rear roof slope, where is will have very limited visual impact when seen from public vantage points. The only glimpse will be of the side cheek when seen between Kimberly and Athol House to the east.
7.3 Flat roof dormer windows can often have a poor visual impact but in this instance, the design and scale of the dormer is considered to be acceptable on the basis of its limited visibility to the rear of the roof. There are similar dormer windows in the area, with Athol House having a smaller feature to the front roof slope.
7.4 The proposal will utilise dark coloured cladding to the face and cheeks of the dormer which will dull its appearance and tie in with the grey roofing slate.
7.5 The dormer window will have no significant adverse impact upon the character or appearance of the building and is considered acceptable in design terms. The additional rooflights and closing up of an existing side window are also acceptable in their visual impact.
AMENITY
7.6 The proposed dormer window will introduce a further point of overlooking to neighbouring gardens, with one of the two windows serving a new bedroom and the second being obscure glazed.
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7.7 The rear gardens to neighbouring properties are already overlooked and the creation of one more bedroom is not considered to exacerbate overlooking over and above existing levels to an unacceptable degree.
7.8 The dormer window will not impact upon light or outlook to neighbouring properties.
8.0 CONCLUSION
8.1 The design, scale and finished appearance of the dormer window is considered to have an acceptable impact upon the character and appearance of the dwellinghouse and will not harm residential amenity. The proposal is considered to comply with General Policy 2 and the Residential Design Guide and it is recommended that the development be permitted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o Applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 16.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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Customer note
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