20/01503/BRefused

11 February 2021 · Delegated - Principal Planner (Chris Balmer)

Attic conversion to dwelling involving the installation of a dormer windows (amendment to PA 20/00858/B)

24, Linden Gardens, Douglas, Isle Of Man, IM2 6ab

Received11 Dec 2020

Validated24 Dec 2020

Decided11 Feb 2021

2 months

Received11 Dec 2020

Validated24 Dec 2020

Decided11 Feb 2021

2 months

Why was this refused?

Visual impact of front flat-roofed dormer on streetscene
Non-compliance with Residential Design Guidance on dormers
Harm to character and appearance under GP2 b, c, g
Public visibility from Linden Gardens
Lack of precedents for front dormers in the street

The proposal involved converting the attic of a middle terraced two-storey dwelling into habitable space by installing flat-roofed dormers on both the front (3.8m x 1.4m, swish grey uPVC planking, white uPVC window) and rear (3.8m x 1.5m, swish white uPVC planking, white uPVC window).

Refusal Reasons

✗General Policy 2 of the Strategic Plan requires that development has an acceptable impact on the surrounding area and this is further guided by the Department's Residential Design Guidance adopted in July 2019. This clearly presumes against flat roofed dormers which do not follow the style and design of the buildings to which they would be attached, particularly where the works would be publicly visible. In this case, the flat roofed dormer to the front of the property would be visible from Linden Gardens and appear as an incongruous addition to the existing dwelling, in addition to being harmful to the character and appearance of both the site and the wider area. The proposed front dormer is therefore contrary to GP2b, c and g.

Documents (10)

Officer Report Decision Notice Location Plan

DEC Decision Notice

DEC Officer Report

APL Location and Block Plans

APL Existing Plan

APL Proposed Plan

CON Consultation 1 Dbc

24 Dec 202pp

📄

CON Consultation 2 DOI Flood Risk Mgmt

CON Highways

APL Photos

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Decision & Reasoning

Refused11 February 2021

The officer assessed the proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016 and the Residential Design Guidance 2019, which presumes against flat-roofed dormers on traditio…

Policies Assessed (1)

GP2

General Policy 2

GP2 permits development in accordance with zoning if it respects site/surroundings in siting, layout, scale, form, design (b); does not adversely affect surrounding townscape character (c); and does not harm local residents' amenity or locality character (g). The front dormer failed these tests due to its flat-roofed design not matching traditional terraced properties, public visibility creating an incongruous feature, and harm to streetscene character. Residential Design Guidance reinforced this by presuming against flat-roofed dormers unless characteristic of the area, which it was not on front elevations.

Public Comments (2)

SupportHighway Services(statutory consultee)

do not oppose

SupportDouglas Borough Council(statutory consultee)

no objection

Consultation Responses

Three statutory consultees (Douglas Borough Council, DOI Flood Risk Management, and DOI Highways) all responded with no objections to application 20/01503/B for attic conversion with dormer windows at 24 Linden Gardens, Douglas.

Douglas Borough Council

No Objection

Douglas Borough Council has no objections.

Department of Infrastructure Flood Risk Management Division

No Objection

NFRMI; No Flood Risk Management interest

Department of Infrastructure Highways Division

No Objection

Do not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.

Why was this refused?

Visual impact of front flat-roofed dormer on streetscene

Non-compliance with Residential Design Guidance on dormers

Harm to character and appearance under GP2 b, c, g

Public visibility from Linden Gardens

Lack of precedents for front dormers in the street

Refusal Reasons

✗General Policy 2 of the Strategic Plan requires that development has an acceptable impact on the surrounding area and this is further guided by the Department's Residential Design Guidance adopted in July 2019. This clearly presumes against flat roofed dormers which do not follow the style and design of the buildings to which they would be attached, particularly where the works would be publicly visible. In this case, the flat roofed dormer to the front of the property would be visible from Linden Gardens and appear as an incongruous addition to the existing dwelling, in addition to being harmful to the character and appearance of both the site and the wider area. The proposed front dormer is therefore contrary to GP2b, c and g.

Policies Assessed (1)

GP2

General Policy 2

Consultation Responses

Douglas Borough Council

No Objection

Douglas Borough Council has no objections.

Department of Infrastructure Flood Risk Management Division

No Objection

NFRMI; No Flood Risk Management interest

Department of Infrastructure Highways Division

No Objection

Do not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.