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Application No.: 25/90520/B Applicant: Mrs Jasmine Courtie Proposal: Installation of dormers to front and rear elevations Site Address: 59 Cronk Ny Greiney Douglas Isle Of Man IM2 5LH Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
Virtue of its scale, siting, overall bulk and appearance, the proposed dormer windows are considered to represent suitable additions to the dwelling that will not cause any unacceptable harm to the character and appearance of the dwelling, surrounding area or residential amenity. The proposed dormer windows are therefore considered to comply with General Policy 2, Environment Policy 23 and the Residential Design Guide.
This decision relates to the following plans and drawings, date stamped received on 21st and 27th May 2025: Location Plan 01 Existing Site Plan 02 Existing Plan& Elevations 03 Proposed Floor Plans 04 Proposed Elevations & Section 05 _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:
Douglas City Council - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a detached bungalow located to the northern side of Cronk Ny Greiney, Douglas. The property currently comprises of two bedrooms, bathroom, kitchen diner, lounge and study. It also has an attached garage and utility room to the side. - 1.2 The property is finished in painted render to the walls, plain concrete roof tiles and white UPVC fenestration. - 1.3 The dwelling is set on land that slopes away from West to East and is therefore slightly built up to the western end of the building. The site is set within a residential area and is surrounded by two storey and single storey dwellinghouses that have a broad range of designs and finished appearance.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the construction of a dormer window to the front (south) and rear (north) roof elevations of the dwelling. The dormer window to the front will extend across the full width of the roof; it will have a flat roof with painted render to the face and cheeks. It will be set below the ridge line and above the eaves of the roof. - 2.2 The dormer window to the rear is a much smaller flat roof addition, again finished with painted render to the face and cheeks. - 2.3 Both dormer windows will have a grey fibreglass roof and grey deep fascias. The new windows will be white uPVC. - 2.4 The proposals will allow the reconfiguration of the ground floor, with two en-suite bedrooms and a study within the roof space.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential Use on the Area Plan for the East. The site is not within a Conservation Area, an Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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:
3.3 Environment Policy 23 states "When considering alterations and improvements to existing facilities the Department will require that consideration be given to the potential adverse impact of the proposed changes to existing neighbours."
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 The Residential Design Guide (RDG) is a material consideration, with particular regard to Section 4.10.
5.0 PLANNING HISTORY - 5.1 There is no relevant planning history.
6.0 REPRESENTATIONS - 6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Douglas City Council - No objection. DOI Highway Services - No comment. - 6.2 No representations have been received from members of the public:
7.0 ASSESSMENT - 7.1 The main issues to be considered in the assessment of this application are the impact of the proposed development upon the character and appearance of the dwellinghouse and the impact on neighbouring residential amenity. CHARACTER AND APPEARANCE OF THE AREA - 7.2 The application site is located within a residential area and the existing dwellinghouse is of limited architectural value. The principle feature of the dwelling is the form of the roof which is essentially an acute triangle with, a shallow pitch to the front and a steep pitch to the rear. - 7.3 As noted at paragraph 4.10.5 of the RDG, "the position within the roof plane, size, and proportion are also important aspects to consider. The size of any dormer should be secondary to the size of the roof in which it will be positioned." - 7.4 Paragraph 4.10.6 of the RDG goes on to advise that "dormers that would be as wide as the house, and run flush or close to the elevations/roof ridge of the house, will not normally be supported." - 7.5 The proposed dormer window to the front is considered to be acceptable in its size despite it stretching across the majority of the width of the roof. The height of the dormer window is limited and it is set well above the eaves and below the ridge. As a result, its form will not appear as an overly large or bulky addition to the roof. The dormer window would not necessarily be seen as secondary to the roof, but its construction will not dominate the roof of the building as a result of its limited height. - 7.6 The dormer window to the rear roof is much smaller and will sit quietly within the roof scape. - 7.7 The proposed dormer windows are not considered to cause any significant harm to the character or appearance of the dwelling or to the surrounding area and the finished appearance is considered to be acceptable. RESIDENTIAL AMENITY
7.8 The application has not received any objections and the dormer window to the front will overlook the highway and no cause any loss of privacy to neighbouring properties. - 7.9 The proposed dormer window to the rear will serve a small landing area and is not within a habitable room. As such it is not considered that the window will serve as a regular viewpoint from within the dwelling and will primarily provide light and ventilation. The proposal will not, therefore, cause an unacceptable level of overlooking and loss of privacy to any neighbouring garden or property.
8.0 CONCLUSION - 8.1 Virtue of its scale, siting, overall bulk and appearance, the proposed dormer windows are considered to represent suitable additions to the dwelling that will not cause any unacceptable harm to the character and appearance of the dwelling, surrounding area or residential amenity. The proposed dormer windows are therefore considered to comply with General Policy 2, Environment Policy 23 and the Residential Design Guide. It is therefore recommended that planning permission is granted.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 24.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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