17 September 2008 · Delegated - Director of Planning and Building Control (M. I. McCauley); refusal upheld by Minister via appeal inspector
5, Spinney Close, Douglas, Isle Of Man, IM2 1nf
The site is a split-level bungalow in a predominantly residential cul-de-sac in Douglas, not in a conservation area. The proposal involved converting the attic space into usable living accommodation by adding a prominent dormer (7m wide, 2.5m high) with three windows on the south-facing front elevation and a terrace on…
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The proposed dormer on the south elevation, measuring 7m wide and 2.5m high with a shallower pitched roof running into the ridge and cedar boarding, was judged 'unduly prominent and incongruous' in th…
General Policy 2
Requires development to respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping (criterion b), and not adversely affect townscape character (criterion c) or locality amenity (criterion g). The officer and inspector assessed the dormer's size (7m wide, 2.5m high), shallower roof pitch, and cedar cladding as failing these tests by introducing a prominent, incongruous feature uncharacteristic of Spinney Close's simple bungalow forms, despite alignment with ground floor openings and no conservation constraints.
no objection
no objection
no objection subject to no discharge of surface water to foul drainage
note received on smoke detection (not a material consideration)
Douglas Corporation and Douglas Drainage Services have no objection to the alterations at 5 Spinney Close, with Drainage Services requesting a condition on surface water discharge; Fire Service provided no initial comments but responded to the appeal acknowledging prior observations.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Borough of Douglas Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:-; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.
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 Department of Transport Drainage Division and the Sewerage Act 1999.
Isle of Man Fire and Rescue Service
No CommentI do not require to appear before the appointed independent person to make oral representations, provided that the previously submitted written observations made on my behalf are taken into consideration.
The original application for alterations to create living accommodation in the roof space of a bungalow, including a prominent dormer on the south elevation, was refused under delegated powers on 17 September 2008 for breaching General Policy 2 of the Isle of Man Strategic Plan 2007 by introducing an unduly prominent and incongruous addition harmful to visual amenity. The appellants argued the dormer would enhance the featureless roof, align with varied local architecture including existing dormers, and had no objections from neighbours or consultees. The council defended the refusal, emphasising the dormer's size and incongruity in Spinney Close. The inspector found the dormer dominant and harmful to the bungalow's simple appearance and the streetscene, not characteristic of the immediate area despite wider examples, thus contrary to General Policy 2 criterion (b). The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates that even in mixed residential areas without objections, large dormers (7.5m wide, shallow pitch to ridge) on bungalows will be dismissed if dominant in the immediate streetscene and conflicting with GP2(b). Future applicants should ensure dormer scale/form closely matches nearby properties, not just wider area.
Inspector: Neil A C Holt
