17 July 2020 · Delegated - Head of Development Management (Stephen Butler)
27, Ashberry Avenue, Douglas, Isle Of Man, IM2 1py
The proposal involves a single-storey rear extension to 27 Ashberry Avenue, a two-storey semi-detached house in a residential area of Douglas, measuring approximately 2.5m wide and projecting 4.65m from the rear elevation with a pitched roof, four rooflights, matching render, bi-fold doors, a pentagon window, and a 1.6…
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The officer concluded the proposal complies with General Policy 2 of the Strategic Plan and the Residential Design Guide. The extension is at the rear with no public vantage points, designed in a simi…
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site and surroundings in siting, layout, scale, form, design; does not adversely affect townscape character or neighbour amenities. The officer assessed the rear extension's matching design, lack of public view, and no amenity harm, confirming compliance with criteria (b), (c), (g), (m).
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs for extensions, especially if publicly visible. The proposed pitched roof matches the existing house, aiding visual integration.
Type A: Uplands
Considers amenity impacts like loss of light/overbearing, especially for semi-detached properties risking 'tunnel effect'; regulated by projection and location. Site visit confirmed no such impacts at 4.65m projection.
Residential Design Guidance 4.3.2
Provides '45-degree approach' for rear extension impact on neighbours, noting it is a guide not automatic test. Officer relied on site visit over this due to suitability.
Residential Design Guidance 5 (Architectural Details)
Addresses architectural details like windows and finishes for coherent appearance with main dwelling. Matching render and similar style achieved this.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Considers neighbour impacts including light loss, overbearing, overlooking/privacy. No side windows and low height addressed these.
Time limit
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.
no objection (24/03/2020)
does not oppose this application (01/04/2020)
aware of potential access need during construction and do not object to the proposal
Douglas Borough Council and DOI Highways Division both have no objections to application 20/00264/B for a rear extension at 27 Ashberry Avenue, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 01.04.2020
