18 December 2020 · Head of Development Management (Stephen Butler)
Castleward, Quarterbridge Road, Douglas, Isle Of Man, IM2 3rj
The proposal at Castleward, Quarterbridge Road, Douglas (IM2 3RJ) involves demolishing an existing hipped roof conservatory on the south elevation and replacing it with a single-storey sun lounge, plus adding a recessed porch to the east side elevation of the two-and-half-storey semi-detached dwelling.
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The officer identified three main concerns: impact on the property's appearance, the Conservation Area character, and neighbour amenities.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design; not adversely affect townscape character or resident amenities. Officer assessed the sun lounge and porch as matching the dwelling's style, subordinate in scale, not visible publicly (flat roof), and causing no overlooking, thus compliant with criteria (b), (c), and (g).
Environment Policy 35
Permits development in Conservation Areas only if preserving or enhancing character. Noted but no adverse impact found due to compatible design.
Environmental Policy 39
Presumption to retain positive contributors to Conservation Area character. Existing conservatory replaced without harm.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character a material consideration. Proposal's design ensures no harm.
Type A: Uplands
Considers neighbour amenity impacts like light loss or overbearing, regulated by projection/depth; notes risks for semi-detached 'tunnel effect'. Assessed as acceptable with no such impacts.
Section 4.4 Extension to Side Elevation (RDG 2019)
Considers street scene appearance and neighbour amenity; avoid terraced look in semi-detached. Porch recessed and subordinate, matching style.
Residential Design Guidance 5 (Architectural Details)
Architectural details like windows and finishes for coherent appearance. Extensions match main dwelling's style.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Neighbour impacts: light/overshadowing, overbearing, overlooking/privacy. No issues identified.
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 (04/11/2020)
no highway interest in this application (09/11/2020)
Douglas Borough Council and DOI Highways Division both have no objections to application 20/01175/B.
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 ObjectionNo Highways Interest; NHI on 09 Nov 20; Code definition: NHI - No highways interest
