05/00879/BApproved
insertion of a gable window which was shown in the drawings to have obscured glass but which was installed as clear glass
21 March 2017 · Delegated
13, Raad Ny Gabbil, Castletown, Isle Of Man, IM9 1hh
Permission was granted for a single storey extension and a new dormer window at 13 Raad Ny Gabbil, Castletown. The property is a detached dwelling at the end of a cul-de-sac in a mixed residential street containing both dormer bungalows and standard bungalows. The main planning questions were whether the dormer would harm the character of the area and whether neighbours would be adversely affected. The street already includes properties with flat-roofed dormers, and the application property's position means its side elevation faces the rear garden of the neighbouring property to the south rather than a side elevation, which reduced concerns about overlooking or loss of amenity. The application was approved on a delegated basis, subject to two conditions.
The application was approved with two conditions. The key planning questions were whether the dormer would harm the appearance and character of the area, and whether it would affect the living conditions of neighbours. The officer concluded neither concern was sufficient to refuse permission.
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
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
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The window in the dormer must be fitted with glass obscured to Pilkington Level 5 or equivalent and opening as shown in the submitted plans unless otherwise approved in writing by the Department.
insertion of a gable window which was shown in the drawings to have obscured glass but which was installed as clear glass
large flat roofed dormer was approved on a side elevation
installation of a flat roofed dormer on the rear