7 July 2020 · Delegated - Principal Planner (Sarah Corlett)
2, High View Road, Douglas, Isle Of Man, IM2 5bq
The proposal involves a single-storey rear extension measuring approximately 7.5m wide and projecting 5m from the rear elevation of the existing two-storey semi-detached house, with a flat roof, smooth render finishes matching the existing property, bi-fold doors, and uPVC windows.
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires developments to respect site surroundings in scale, form, design, avoid adverse impacts on townscape ch…
General Policy 2
Requires developments in line with Area Plans to respect site/surroundings in siting, scale, design; avoid harm to townscape character or neighbour amenity. Officer confirmed compliance as extension matches existing style/render, flat roof fits local precedents, and no amenity harm due to site constraints. This tipped balance towards approval.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Prefers pitched roofs over flat roofs if publicly visible, but exceptions for existing flat/low-pitched features. Flat roof accepted here due to property's existing flat roof garage and prevalence along Bray Hill, avoiding harm to street scene.
Type A: Uplands
Sets projection limits for single-storey rear extensions (≤3m recommended for semi-detached to avoid tunnel effect/overbearing). 5m projection accepted as high fences prevent overbearing despite guideline.
Residential Design Guidance 4.3.2
Uses 45-degree approach for light impact, but deemed unusable due to north-facing hill site with limited existing sunlight/raised yard. Confirmed no additional overshadowing.
Residential Design Guidance 5 (Architectural Details)
Requires coherent architectural details matching main dwelling. Extension uses matching smooth render, appropriate windows/doors.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Addresses neighbour impacts like light loss, overbearing, privacy. No issues due to high fences and existing limited outlook.
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)
Douglas Borough Council and DOI Highways Division both raised no objections to application 20/00275/B for erection of a rear extension at Wayside, 2 High View Road, Douglas.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; It should be noted that the comments are made in relation to the Town and Country Planning Acts and does not imply approval or consent under any other relevant enactment, byelaw, order or regulation.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 01.04.2020
