10 January 2013 · Delegated - Senior Planning Officer
1, Rheast Mooar Lane, Ramsey, Isle Of Man, IM8 3lp
The proposal involved a loft conversion to a detached bungalow with a dormer measuring 7.1m long, 2.1m high and projecting 2.8m from the west roof pitch, finished in dashed cement render painted to match the existing painted render dwelling.
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The site is in a predominantly residential area so the principle of development is acceptable. The dormer on the western roof overlooks an unoccupied field with no neighbouring properties affected, an…
General Policy 2
GP2 permits development in accordance with land-use zoning that respects site surroundings in siting, layout, scale, form, design; does not harm landscape/townscape character, residential amenity, or road safety; and provides satisfactory standards. The officer assessed the dormer and windows against these tests, finding no adverse amenity impacts due to orientation and screening, design matching the dwelling, and precedents ensuring no harm to streetscene character.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval for the erection for alterations, creation of gable windows and installation of a dormer relates to Drawing Number: 12/0111/01 date stamped 24th August and 12/0111/02 Rev: A and 12/0111/03 Rev: B date stamped 21st November 2012.
no objections to the current planning application
no objection subject to drainage connections complying with Building Regulations, no surface water to foul sewers, and conformance to Manx Sewers for Adoption
Ramsey Town Commissioners repeatedly stated no objection to the proposed alterations, gable windows and dormer at 1 Rheast Mooar Lane, Ramsey, with consistent drainage conditions from D.o.I.
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 19th December, 2012 and have no objection to the proposal
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water and Sewerage Authority and the Sewerage Act 1999; The proposed alterations/extension must be connected to the existing drainage system to comply with Building Regulations and, if a new connection to the public sewer is required, this must be carried out in a manner acceptable to the Isle of Man Water and Sewerage Authority; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense; Should this alteration/extension require a new connection to the public sewer, and in accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water and Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 17th October, 2012 and have no objection to the proposal
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water and Sewerage Authority and the Sewerage Act 1999; The proposed alterations/extension must be connected to the existing drainage system to comply with Building Regulations and, if a new connection to the public sewer is required, this must be carried out in a manner acceptable to the Isle of Man Water and Sewerage Authority; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense; Should this alteration/extension require a new connection to the public sewer, and in accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water and Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 19th September, 2012 and have no objection to the proposal
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water and Sewerage Authority and the Sewerage Act 1999; The proposed alterations/extension must be connected to the existing drainage system to comply with Building Regulations and, if a new connection to the public sewer is required, this must be carried out in a manner acceptable to the Isle of Man Water and Sewerage Authority; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense; Should this alteration/extension require a new connection to the public sewer, and in accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water and Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system
The original application sought alterations including gable windows and a full-length dormer to a dwelling at No 8, which was refused by the planning authority. The appellant argued the design matched existing dormers in the area and would improve the house's street appearance, while noting a neighbour's extension. The inspector found the proposal's design unattractive and harmful to character despite precedents, and critically, oppressively close to the neighbour's bedroom window at No 9 despite over 3m separation. Highways and Port Erin Commissioners supported approval. The inspector recommended refusal.
Precedent Value
Demonstrates that even rear dormers common in area can fail if poor design or overbearing on neighbours; inspector's personal bedroom inspection proved decisive against 3m+ separation claim. Future applicants must prioritise neighbour amenity views from inside rooms and avoid 'boxy' designs even with precedents.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
