24 May 2019 · Delegated - Principal Planner (Sarah Corlett)
15, First Avenue, Douglas, Isle Of Man, IM2 6ba
The proposal involves a ground floor rear extension projecting 4m deep and 7.8m wide with a flat roof at 3.1m high and a central 1m high glass roof lantern, finished in materials matching the existing traditional two-storey slate-roofed semi-detached dwelling.
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The officer assessed whether the extension would adversely impact the appearance of the property or living conditions of nearby residents.
General Policy 2
Requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, landscaping, and space around buildings; not adversely affect surrounding townscape character or local residents' amenity. The officer found the rear extension compliant as it aligns with plot coverage allowances, is screened by trees and fencing, and does not harm privacy or visual amenities of neighbours.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Tree protection - Construction Exclusion Zone
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until suitable protective fencing has been erected in the location shown on the approved drawing P/1187/1(c) to form a Construction Exclusion Zone ('CEZ'). Within the CEZ nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ and the fencing erected to mark its eastern boundary shall be maintained until the development is complete. Reason: To ensure that no work will be done within 11m of the registered trees abutting the rear of the site (this is the minimum root protection area for the registered trees).
no interest in the application
does not oppose the application subject to protective fencing condition to form a Construction Exclusion Zone
DEFA Forestry raised concerns about potential impact on a protected elm tree from the proposed rear extension and drainage, recommending clarification on drainage plans to ensure no excavation within the 11m root protection area. DOI Highways Division stated no highways interest.
Key concern: potential excavation within 11m root protection area of mature elm tree
DEFA Forestry
Conditional No ObjectionBased on the recommendations of BS5837:2012 ... the minimum root protection area for this tree is approximately 11m.; I recommend that you seek clarification from the agent about the drainage arrangements for this extension before the outcome is determined.; The plans need to clearly show that no excavation will be required within 11m of this tree.
Conditions requested: seek clarification from the agent about the drainage arrangements for this extension before the outcome is determined; plans need to clearly show that no excavation will be required within 11m of this tree
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
