24 November 2020 · Delegated - Principal Planner (Chris Balmer)
63, Cooil Drive, Douglas, Isle Of Man, IM2 2hf
The proposal involves building a first floor extension above an existing single storey mono-pitched side extension on a two-storey semi-detached house in a residential area of Douglas. The new extension matches the main house in roof height, pitched roof style, dashed render finish, and uPVC casement window style, with…
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, which requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, and t…
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design and avoid adverse amenity or character impacts. Officer assessed proposal's matching design, subordinate setback, local roof height precedent, retained parking, and lack of overlooking, finding full compliance despite RDG height guidance tension resolved by area character.
Transport Policy 7
Requires parking per standards (2 spaces per unit, one in curtilage behind front). Proposal retains existing garage space, satisfying provision with no adverse impact.
Residential Design Guidance 3.2 Potential Visual Impact of an Extension upon the Existing House
Recommends extension roof ridge lower than main house for subordination. Proposal matches height but accepted due to local prevalence and maintained setback subordination.
Section 4.4 Extension to Side Elevation (RDG 2019)
Considers street scene, dwelling appearance, neighbour amenity, avoiding terraced look in semi-detached. Existing connections already create terrace effect common locally; proposal's size/location/style acceptable.
Residential Design Guidance 5 (Architectural Details)
Requires coherent style in windows/finishes. Proposal matches main dwelling's casement windows, roof tiles, dashed render.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses light loss, overshadowing, overbearing, overlooking. No new vantage points; little concern for impacts.
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.
does not oppose this application
Douglas Corporation and DOI Highways Division both raised no objections to application 20/01108/B for erection of first floor extension at 63 Cooil Drive, Douglas.
Douglas Corporation
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 20.10.2020; Conditions (if any) DNO
