25 July 2005 · Planning Committee (on review)
7, The Quay, Castletown, Isle Of Man, IM9 1ld
The proposal involved adding a smaller dormer window to the front (harbour-facing) elevation of Harbour House, a four-storey registered building (RB 47) at 7 The Quay, Castletown, replacing an existing roof light to improve headroom and views in the third-floor bedroom.
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The officer noted the dormer would be flush with the front elevation and introduce a feature not characteristic of the property as it exists or historically appeared, significantly altering its appear…
no adverse traffic impacts
No objection to this traditional design
SPMC&E (Society for the Protection of Manx Culture & Environment) and Highways Division have no objection to the dormer window installation, while Castletown Heritage objects due to heritage impacts in the conservation area, and Advisory Council requests revised drawings due to discrepancies.
Key concern: Castletown Heritage objection on grounds of conservation area erosion and lack of precedent for dormer windows
SPMC&E
No ObjectionNo objection to this traditional design.
Castletown Heritage
ObjectionThe proposal to add a dormer window neither enhances the property nor can be in keeping with the age of the building.; to approve this application would form an unacceptable precedent for this harbour area.; we would request the Planning Committee refuse this application
Advisory Council on Planning and the Environment
Conditional No ObjectionIn view of this discrepancy it is obviously not possible to proceed with the application; we would request that revised drawings be obtained from the applicant
Conditions requested: revised drawings be obtained from the applicant showing exactly what is proposed so as to eliminate any element of doubt as to what would be the finished product
Department of Transport Highways Division
No CommentThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
The original applications (05/00386/GB and 05/00386/CON) for a dormer window on Harbour House, a four-storey Registered Building (RB47) in Castletown Conservation Area, were refused by the Planning Committee as the dormer would neither preserve nor enhance the building's character (RB/5) nor the conservation area's character (CA/2). Appellants argued the design incorporated Conservation Officer suggestions, provided light, views, and fire escape benefits, matched traditional dormers elsewhere, and was supported by the Advisory Council. The inspector found the dormer's insertion would disrupt the building's simple symmetrical elevations, eaves line, and group value, failing RB/5, and erode the conservation area's diverse character, conflicting with CA/2; personal benefits did not justify the harm. Both appeals were recommended dismissed on 13 February 2006.
Precedent Value
Even on resubmissions incorporating officer advice, proposals harming simple facades of Registered Buildings in conservation areas will likely fail under strict RB/5 and CA/2 tests. Applicants must demonstrate functional necessity beyond amenity gains, with robust evidence on precedent dormers' planning history and direct comparability.
Inspector: Andrew D Kirby RD* MA MSc FRTPI
