5 March 2026 · Delegated
44, Patrick Street, Peel, Isle Of Man, IM5 1bs
The application at 44 Patrick Street, Peel (German), is for the replacement of an existing pitched roof dormer with a flat roof dormer to the west elevation. The site is a semi-detached, two-storey cottage on the western side of Patrick Street, overlooking the industrial area to the west. The dwelling is finished in rendered walls with a slate roof, and the building has been extended historically to the rear, including a dormer window to the roof. The decision considered the impact of the new dormer window on the character and appearance of the dwelling and the Conservation Area, and the appearance of the rear elevation and proposed development. The application was determined to approve and is recorded as permitted, subject to any conditions or notes set out in the decision notice.
The delegated decision was to approve the proposed dormer replacement. The key issues considered included the impact on the character and appearance of the dwelling and the Conservation Area, and the appearance of the rear elevation and the proposed development. Conditions or notes applying to the approval are set out in the formal decision wording.
General Development Considerations
complies with General Policy 2, Environment Policy 35 of the Strategic Plan
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
Development within Conservation Areas
complies with General Policy 2, Environment Policy 35 of the Strategic Plan
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.
SPECIAL PLANNING CONSIDERATIONS
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
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.
