19 August 2021 · Delegated - Principal Planner Jason Singleton
1, Alexander Drive, Douglas, Isle Of Man, IM2 3qd
The application proposed removing existing rooflights from a two-storey end-of-terrace dwelling and installing two pitched-roof dormers on the front elevation and a flat-roof dormer on the rear, with sliding sash windows and replacement of defective slates with natural slate.
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The officer assessed the proposal's impact on conservation area character and neighbouring amenities. Front pitched dormers were deemed acceptable as they fit with existing dormers on the terrace and …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design, not adversely affect character of townscape or amenity of residents/locality. Officer found rear dormer fails these tests due to visual impact, lack of subordination, and overlooking.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Flat roof dormer not subordinate, visible publicly, alien to area character with no precedents, thus failing to preserve/enhance.
Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas, Planning Policy Statement 1/01
Impact on special character of Conservation Area is material consideration. Rear dormer's design and visibility harm special character.
does not oppose this application; no significant negative impact upon highway safety, network efficiency and/or parking
DOI Highways Division submitted no objection to the application with no conditions. A neighbouring resident expressed no objection to the rear dormer in principle but requested obscured glazing for privacy. Highways confirmed no further highway comments for the appeal.
Key concern: overlooking impacting rear privacy
DOI Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway.
REDACTED (34 Woodburn Square)
Conditional No ObjectionI'm not against the rear dormer in principle but would like to retain an element of privacy to the rear of my property and not feel as though I am being over looked.; If the windows were to be obscured and perhaps bathroom only use for instance then this would be more acceptable.
Conditions requested: windows to be obscured; perhaps bathroom only use
Highway Services
No CommentOn behalf of Highway Services, I advise that there will be no statement on the highway matters. These were addressed at the planning application stage.
The original application for front and rear dormers to 1 Alexander Drive, Douglas, was refused under delegated powers primarily because the rear flat-roof dormer was not subordinate to the main roof, harmed the Conservation Area character, and caused overlooking, contrary to GP2 and EP35. Appellants argued the dormer was subordinate, minimally visible, and overlooking could be conditioned, citing pre-application advice and existing alterations. The inspector agreed the front dormers were acceptable, found the rear dormer subordinate despite its size due to setbacks and screening, and concluded no harm to the Conservation Area or amenities with conditions. The appeal was allowed by the Minister on 25 March 2022, approving the development subject to conditions on glazing, materials, and time limit.
Precedent Value
This appeal demonstrates that larger rear dormers in Conservation Areas can be acceptable if demonstrably subordinate through design features like setbacks and screening, even if departing from strict policy patterns, provided visibility from public vantage points is minimal and confirmed by inspector inspection.
Inspector: Brian J Sims
