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Prepared by PT Associates Ltd [email protected] May 2025
The application site is a dormer Bungalow on the western side of Bowling Green Road, a secondary access road on the northern side of Castletown.
There are a mix of property styles in the predominantly residential area. Morton Hall and the Castletown surgery are located behind the property, and St Mary’s catholic Church is located just to the north on the opposite side of the street.
On the opposite site of the street is a Georgian Terrace of properties which are mainly 3 story, but have lower roof lines at each end, some roofs include dormers.
On the same side as the application site are a variety of property styles and sizes, including dormer bungalows adjacent to the north, and 2 story semi-detached properties to the south.
The immediately adjacent property to the North, “Jareal”, is currently under refurbishment, under planning approval Reference PA 24/90969/B. The alterations to this property are modern and utilize modern materials.
Adjacent property “Little Cantii” Application site “Bryn Teg”
Application site and existing tree Adjacent property “Jareal” currently under renovation, with new roof finish
The building is currently of a typical mix material. The main walls are masonry with textured painted render, with concrete profiled roof tiles.
The garage to the side has a flat roof and has been extended previously to create a Utility room. At first floor level, the property has been previously converted to rooms at the upper level, with small dormers formed to the rooms on the front elevation. The windows are white uPVC with fascia’s also of white uPVC.
Front – Garage and front garden
Rear – Garden elevation
The applicant wished to renovate the building to improve the living space at both ground and at first floor level. The previously converted roof utilized the existing roof structure and former attic space, which is restrictive in terms of the height and space it provides.
The proposal would be to raise the roof by just over a metre, which would allow much improved space at the upper level. The extension t the rear improves the family space and connects the property to the external space by means of a sunroom with doors leading to the patio space.
The Utility space is increased, the kitchen including options for informal and informal dining.
The main entrance to the building is relocated and includes a lobby and inner hall area, where the garage formerly was. The staircase is relocated and sits more centrally with a feature double height windows permitting the stairwell to be flooded with light.
The proposal is to provide a high quality, modern living space. The external appearance incorporates modern materials which are contemporary but not overpowering so as to be incongruous.
The Dormers are proposed to be in dark colored Aluminium standing seam material, in a “box format. The approach was chosen as it utilizes modern materials and allows the upper level space to be vastly improved, with the roof level being raise only a small amount. The ridge of the proposal is proposed to approximately line with that of the adjacent properties. It should be noted that the street includes properties of varying ridge heights, so the urban mix is not alien to the area.
Design precedents for this style of dormer can be found at a property in Highfield drive, Baldrine (ref PA 22-00069/B) and at a property, Seahaven at Gansey (Ref (PA 20/00195/B) (No images of the completed project available)
Images of the property at Highfield Drive, Baldrine
The main body of the walls is proposed to be in a white through coloured polymer-based render system. This is a modern material and also is low maintenance as redecoration is not required (being through coloured).
Examples of this product can be found in numerous locations across the island, but locally in Castletown at the Douglas Road corner housing development and the new commissioners’ properties at School Hill.
The roof is proposed to be finished with a dark-coloured concrete interlocking tile as the property adjacent currently being refurbished after approval und PA 24/90969/B.
The windows are proposed to be finished in anthracite aluminum, and rainwater goods in the same material and colour. These elements along with the dormers and render mentioned, adds to the strong visual theme.
The strong design features are not uncommon in the area, notable the new properties at Douglas road corner, School hill and the property at Shore road just around the corner
Blue Point – Shore road Douglas Road Corner
The application site is connected the main services – Drainage, Electricity and telecoms. Thes are to remain unaltered.
The proposal included solar / PV panels as identified on the SW gable of the new extension. The exact details of these are to be confirmed as is the exact details of the systems in the house. A location for an air source heat pump has been indicated upon the plan, should the client wish to pursue that option.
The new structure of the walls and roof will incorporate high levels of insulation, to reduce the running costs and carbon footprint of the property.
The drainage has been designed to utilize the existing combined drains. However, it is intended that the surface water discharge is reduced that that of the existing. The proposal is that the new roof and paved areas to the rear are discharged to a soak away located in the garden. An Indicative location is shown for this, and Percolation test are scheduled to be carried out.
The surface water collection and discharge to the font is proposed to discharge to the existing drainage, located on the edge of the highway. This will be via the existing connection in the front garden.
Using this existing connection removes the need for groundwork at the front, which could impact on the existing tree located in the edge of the highway (outside the boundary).
The application proposes the alteration and extension to a dormer bungalow, to provide an improved living space for the occupants.
The strong design proposals will add to the varied street scene and enhance the diverse nature of the local area. The proposal is well positioned to enable occupants to walk to local amenities and workplaces with ease. It is hoped the planning department will concur with this view and support the application through the planning process.
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