10 August 2020 · Delegated
18, Stanley Road, Peel, Isle Of Man, IM5 1nx
Permission was granted for the installation of a rear dormer window at 18 Stanley Road, Peel, a two-storey mid-terrace property. The application was decided by delegated authority on 10 August 2020. The officer report noted that rear dormer conversions are a common feature in the area, visible on several neighbouring properties. The adjoining property at No.16 already has a dormer window of the type proposed, which the applicant sought to replicate. The main planning issues considered were the visual impact of the dormer on the character of the area and any effect on the amenities of neighbouring properties, including overlooking, loss of light, overbearing impact, and privacy. The application was approved with one condition.
The Department of Environment, Food and Agriculture approved the application on 10 August 2020. The key planning considerations were the visual impact of the dormer on the streetscene and any effect on neighbouring amenity, including overlooking, loss of light, and privacy. The proposal was found acceptable, in part because rear dormer conversions are already a common feature in the area and the adjoining property at No.16 has a similar dormer window.
General Policy 2
This planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 35
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Planning Policy Statement 1/01 - Conservation of the Historic Environment
This is echoed in Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, CA/02.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
