22 February 2023 · Delegated - Principal Planner (Jason Singleton)
2, Scarlett Road, Castletown, Isle Of Man, IM9 1nt
The application sought permission for a flat roof dormer on the side elevation facing a public footpath and rear gardens of neighbouring single-storey properties, plus four roof lights, on a single-storey detached dwelling with roof space at the end of a cul-de-sac.
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The officer considered the key issues of visual impact on the dwelling, streetscene, and neighbour amenity. Initially, the dormer was deemed too bulky and tall, with its external wall meeting the eave…
General Policy 2
GP2 requires development to meet general standards with no adverse visual or amenity impacts on neighbours or surroundings. The officer assessed the dormer's amended design as acceptable, with reduced massing avoiding significant harm to streetscene or neighbour amenity, especially with obscure glazing condition.
Residential Design Guide 4.10 Dormer Extensions
RDG 4.10 advises dormers can harm character if publicly visible, overly long/tall, or on traditional properties; flat roof dormers suit modern bungalows where characteristic, with size secondary to roof plane. The site has similar 1960s/70s bungalows with dormers; amendments addressed bulk by reducing height and setback, aligning with area character despite initial concerns over eaves alignment.
Strategic Policy 1
Seeks best use of existing developed sites and good design. Proposal enhances existing roof space in residential area without conflict.
Spatial Policy 5
Ensures good design; amendments improved design to acceptable levels.
Spatial Policy 2
Development within settlement boundaries per spatial hierarchy; site in Predominantly Residential zone on Area Plan for the South 2013.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no objection
no highway interest
Highway Services Division has no highway interest in application 22/01263/B and does not oppose the proposal, with a follow-up confirmation of no interest after amendments.
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/01263/B; Highways Development Control notes the amendments uploaded on 10 February 2023 and continues to have no highway interest in this proposal.
Highway Services Division
No ObjectionHighways Development Control notes the amendments uploaded on 10 February 2023 and continues to have no highway interest in this proposal.
