5 March 2026 · Delegated - Principal Planner (A MORGAN, Interim Director of Planning and Building Control)
44, Patrick Street, Peel, Isle Of Man, IM5 1bs
The proposal involves replacing a large existing pitched roof dormer on the rear (west) elevation of a two-storey semi-detached cottage with a flat roof dormer featuring white uPVC window and grey Cedral cladding to cheeks and face.
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The key consideration was the impact of the replacement flat roof dormer on the character and appearance of the dwelling and adjoining Conservation Area.
General Policy 2
Requires general development considerations including impacts on amenity and character. Officer assessed the proposal as compliant on balance due to minimal additional harm to the dwelling's rear appearance and Conservation Area setting given existing features.
Environment Policy 35
Applies to development affecting Conservation Areas. Site adjoins but is outside the Peel Conservation Area; officer found no impact on public vantage points or heritage character, preserving the asset.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires special consideration of impacts on Conservation Area character, setting, or views. Proposal not visible from Conservation Area public views, so character preserved despite adjoining location.
Residential Design Guide 2021
Paragraphs 4.10.5-4.10.6 advise against oversized dormers relative to roof plane or spanning house width. Normally the scale would not be supported, but existing similar dormer and compromised rear elevation justified exception with little additional harm.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Materials approval
The external finish of the development hereby approved shall comply with the materials specified on approved drawing 2025-041-104. Reason: In the interest of visual amenity in the area.
