18 September 2025
26, Riverbank Road, Ramsey, Isle Of Man, IM8 3pr
Appeal against the refusal for alterations to existing dwelling to create first floor rooms, removal of chimney, installation of roof lights, and alterations to doors and windows
Alterations to existing dwelling to create first floor rooms, removal of chimney, installation of roof lights, and alterations to doors and windows
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Ramsey Town Commissioners confirm they had no objection to the original application and will not submit a statement of case for the appeal.
Ramsey Town Commissioners
No ObjectionWhen the Board considered this application in February 2025 they resolved to submit no objection to the application; therefore we will not be submitting a statement of case for this appeal
The original application for alterations to create first floor rooms via a large rear flat-roof dormer, removal of chimney, rooflights, and door/window changes was refused by a Principal Planner under delegation on 15 April 2025 for reasons of visual discordance (GP2 b/c), overbearing impact and light loss to No.25 (GP2 g, ENV23), and overlooking/privacy loss (GP2 g, ENV23). The appellant argued minimal visual impact from rear location, no overbearing effect or light loss due to south-facing orientation and modest scale, and limited overlooking mitigated by design cheeks and vegetation, citing precedents and lack of neighbour objections. The inspector, following a written procedure appeal with site visit on 14 July 2025, found the dormer low-profile, not publicly visible, in keeping with varied rear elevations and RDG guidance, with negligible amenity impacts due to garden sizes, orientation, and design. The appeal was allowed on 12 August 2025, with the Minister's final approval on 18 September 2025 subject to standard time and materials conditions.
Precedent Value
This appeal shows that rear dormers on bungalows can succeed if not publicly visible, policy-compliant with RDG, and amenity impacts minimal despite officer concerns—applicants should gather neighbour evidence, cite local precedents, and highlight design mitigations like cheeks/vegetation.
Inspector: Richard Perrins
